HomeMy WebLinkAbout2016-07-05 Correspondence Application SPR DPW 384 Osgood St -----�- 44 Stiles Road• Suite One•Salem, New Hampshire 03079
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MHF Design Consultants, Inc. www.mhfdbsign.com
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December 11,2012
Mr. John Simons
North Andover Planning Board
Town of North Andover
1600 Osgood Street
North Andover, MA 01845
Re: 1018 Osgood Street
Special Permit for Parking
Reduction and Loading Bay
Requirements
MHF#305312
Dear Mr. Simons:
On behalf of JFJ Holdings,LLC,MHF Design Consultants,Inc. is requesting that the
Planning Board, as the SPGA, grant a Special Permit under Section 8.1 Off Street Parking and
Loading paragraph 8, Special Permits,based on the requirements under section g,Reduction in
Parking,and section b Modification of ParkinglLoading Area Design:Standards, and believe that
we fall under the other circumstances as may be deemed appropriate by the Planning Board as
described below. With respect to section g, Reduction in Parkin,the required parking for the
site is calculated at 27 spaces and 19 spaces have been provided. We are requesting a reduction
of eight(8) spaces which represents only 30%reduction of the required amount,which is less
than.the 35%which would be allowed under this section of the By--Law. We believe that the
reduction is appropriate since for this type of fast food restaurant(coffee shop),more than 50%
of the business is conducted thru the drive thm which is much more than you might find for a
more food driven type of restaurant. Additionally a more common type of application for
parking requirement is based on seats. This facility will have 25-26 seats in addition to the
takeout. Using a standard rate of one space per two seats,plus employees,this site would require
13 spaces for the seating and 5 spaces for employees or a total of 18 spaces.Additionally,we
have conducted a Parking Demand Evaluation Analysis based on a similar type facility in
Methuen,Massachusetts. A copy of the excerpt from the Response Comments to MDM's review
of the traffic study including the actual Parking Demand data is included for your review and
consideration.
ENGINEERS PLANNERS SURVEYORS
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MHF Design Consultants,Inc.
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With respect to section b,Modif canon of Parkipy oading Area Design Standards, we
are requesting that the site not be required to have a specific designated loading area of the
dimensions required given the nature of this type of development.. Typically,this type of use has
deliveries made on off peak hours and off loads the products onto hand tracks and wheeled into
the rear entrance of the building. There is no formal loading dock area that is necessary given the
nature of the type and size of deliveries that are made to the site. Additionally, deliveries are not
made but every few days and at off peak business hours, generally in the area to the rear of the
drive thru in the by-pass lane of the site. We respectfully request that the Board make a finding
as to the adequacy of the parking and loading areas for this site and issue a Special Permit as
filed for this project.
If you should have any questions,please contact our office at your convenience.
Very Truly Yours,
AHW Desi C, ns ts,;I s�
F
/ r
ark S. r s ,P.E.
Principal
property, with actual field site observations being conducted on two separate days during any
consecutive 45-day period. Upon the Planning Board's determination the applicant has
established the requisite parking need, and upon submission of the report to the Planning Board,
the Planning Board may allow the conversion of all or a portion of the land-banked parking.
g) Reduction in Parking.
Where it can be demonstrated that a use or establishment needs a lesser number of parking
spaces or loading bays than is required by Section 8.1.4, such as housing for persons with
disabilities, low rate of vehicle ownership, the availability and implementation of transportation
demand management alternatives, or other such circumstances as may be deemed appropriate by
the Planning Board, the number of such parking spaces or bays may be reduced by not more
than thirty-five percent (35%). An applicant shall submit documentary evidence satisfactory to
the SPGA that the parking or loading experience of the specific use justifies a lesser number of
spaces or bays. A Special Permit granted under this authority shall lapse upon change to a
different type of use unless otherwise determined by the Planning Board, and shall not be
considered to constitute a legal nonconformity with respect to parking for any new use.
h) Modification of Screening and Landscaping Requirements for Off-Street Parking.
Where it can be demonstrated to the satisfaction of the Planning Board that a plan for screening
and landscaping would be. enhanced without detriment to the surrounding neighborhood through
the waiver or modification of one or more of the screening, landscaping and other criteria set
forth under Section 8.4.
8.2 Automobile Service Stations and Other Automobile Services
Automobile service and filling stations, automobile repair shops, body shops and painting shops,tire
stores, radiator shops or any of their appurtenances or accessory uses shall not be erected,placed or
located within fifty (50) feet of any residence district or residence structure. In addition, the use or
structure shall conform to the following requirements (in addition to district requirements):
1. The minimum frontage on a street shall be one hundred and fifty (150) feet.
2. The maximum width of driveways and curb cuts measured at the street lot line or lines shall be
thirty (30) or barriers may be interrupted by normal entrances or exits and shall not be required
with ten(10) feet of a street lot line.
8.3 Site Plan Review
1. Purpose
a) The purpose of this section is to protect the health, safety, convenience and general welfare of
the inhabitants of the Town by providing for a review of plans for uses and structures which
may have significant impacts, both within the site and in relation to adjacent properties and
streets; on pedestrian and vehicular traffic. This review considers the impact on public services
and infrastructure; environmental, unique and historic resources; abutting properties; and
community character and ambiance.
b) This section of the Zoning Bylaw is adopted pursuant to Chapter 40A, Section 9. All Site Plan
Review applications submitted under the provisions of this section shall be reviewed by the
Planning Board as a Special Permit.
c) Sites and developments to which this section applies shall comply with the regulations of this
section as well as those other applicable Town Bylaws, or the requirements of the
Commonwealth of Massachusetts,prior to any construction being undertaken in the Town of
North Andover.
2. Developments Which Require Site Plan Review
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