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Home My WebLink AboutApplication - 1503 OSGOOD STREET 7/20/2010 44 Stiles Road - Suite One - Salem, New Hampshire 03079 TEL (603) 893-0720 - FAX (603) 893-0733 MHF Design Consultants, Inc. www.mhfdesign.com May 14, 2010 Mr. John Simons North Andover Planning Board Town of North Andover 1600 Osgood Street North Andover, MA 01845 Re: 1503 Osgood Street Site Plan Special Permit Dear Mr. Simons: On behalf of Hera Development Corporation, MHF Design Consultants, Inc., is pleased to provide the attached Site Plan Special Permit application regarding the proposed 16,527 square foot (sf) contractors building to be located on a portion of Map 34 , Lot 7 at the rear of 1503 Osgood Street abutting Orchard Hill Road The following is a brief description of the proposed site plan and the specific requirements as set forth in the North Andover zoning bylaws for attaining a site plan special permit. 1. Description of Proposed Project: Hera Development Corp., proposes to develop a portion of the property with a 16,527 sf contractors building (which includes a 4,127 sf second floor office/mezzanine) along with associated parking and two new driveways onto Orchard Hill Road. The site is located in the CDD3 zoning district which also requires a Corridor Development Special Permit. 2. Description of Premises: Currently the site is a 264,609 sf(6.1 Acre) parcel located on the southeasterly corner of Osgood Street and Orchard Hill Road, The proposed development will be located behind the existing gas station and access to the site will be provided by two (2) new driveways off of Orchard Hill Road. Written Documentation: North Andover Zoning Bylaws NAZB) Section 8.3 (6) Site Plan Review—Review Criteria Design Guidelines i) General a. Conformance with all appropriate provisions of the Zoning Bylaws: The project conforms to all dimensional criteria listed in Section 7 and Table 2 (Summary of Dimensional Requirements) of the North Andover Zoning Bylaw. ENGINEERS 0 PLANNERS 0 SURVEYORS Mr.John Simons i May 14,2010 �— Page 2 of 6 MHF Design Consultants, Inc. b. Protection of abutting properties from detrimental site characteristics: No detrimental site characteristics are proposed (see discussions below). The project provides appropriate building setback from the property lines. ii) Environmental a. Protection of unique or important natural, historic or scenic features. All of the proposed grading work is proposed per requirements of the North Andover Wetland Protection Bylaw. Wetland resource areas will not be impacted, as the 25' no disturb zone will be maintained and stormwater management measures will be implemented to protect the wetland resource areas. b. Adequacy of proposed methods of refuse disposal. The proposed site design includes two dumpster pads with wood stockade enclosures/gates. C. Ability of the proposed sewage disposal and water supply system within and adjacent to the site to serve the proposed use. The project will be connected to the municipal water system available in Orchard Hill Road. The proposed sewage disposal will be connected into the existing on- site subsurface sewage disposal system for the gas station. d. Adequacy of proposed drainage system within and adjacent to the site to handle the increased runoff resulting from the development. A sub-surface drainage system and above ground infiltration basins are being proposed to handle the increase in stormwater runoff from the site. The proposed drainage system will include an underground infiltration system which will outlet towards the wetlands. The two above ground infiltration basins will recharge roof top runoff and site runoff prior to final discharge towards the existing wetlands. The general existing drainage flow patterns will be retained. The peak discharge rate for the proposed conditions will not exceed the existing conditions as required. Please refer to the enclosed Drainage Report for additional information. e. Provision of adequate landscaping, including the screening of adjacent residential uses, provision of street trees, landscape island in the parking lots and landscape buffer along the street frontage. This submission includes a Landscape Plan providing proposed landscaping Mr. John Simons May 14,2010 Page 3 of 6 MHF Design Consultants, Inc. within proposed site development. f. Adequacy of the soil erosion plan and any plan for protection of steep slopes both during and after construction. All proposed grades will be appropriately stabilized both during and after construction. A system of silt fencing and staked hay bales will be placed along the full perimeter of the work zone to provide both erosion control and protection of the offsite areas. g. Protection of adjacent properties by minimizing the intrusion of lighting, including parking lot and building exterior lighting. A Lighting Plan has been prepared to Town standards and is submitted with this application. h. The proposed development must not present a demonstrable adverse impact on the surrounding area resulting form excessive noise, dust, smoke, or vibration that arc higher than levels now experienced from uses permitted in the surrounding areas. The proposed use will be located on Orchard Hill Road and is surrounded by retail, office and industrial uses. The project has been designed ensure that there will be no long-term impact on the surrounding area form excessive noise, dust, smoke or vibration. iiij Building Design a. Buildings shall be located with respect to setbacks placement of parking landscaping and entrances and exits with surrounding buildings and development. The proposed building exceeds all setback requirements per the NAZB. b. The buildings shall relate harmoniously to each other in architectural style, site location and building exits and entrances. The architecture/Style is in Harmony w/the context of the surrounding businesses. C. Screening shall be provided for storage areas, loading docks, dumpsters, rooftop equipment, utility buildings and similar features. The dumpster will be appropriately screened with stockade enclosures and landscaping. No raised loading docks or additional utility buildings are proposed Mr.John Simons May 14,2010 Page 4 of b MHF Vesign Consultants, Inc. d. Electric, telephone, cable t.v. and other such lines and equipment must be placed underground. All utilities will be placed underground as shown on the plan. C. Demonstrate that the scale, massing and detailing of buildings are compatible with those prevalent in the surrounding area. The scale of the building is consistent with that of the surrounding buildings. iv) Traffic/Parldng a. The location and number of curb cuts shall be minimized to reduce turning movements, and hazardous exits and entrances. Two (2) new curb-cuts are proposed onto Orchard Hill Road, which is a cul-de- sac and will not create hazardous conditions on the roadways. b. Provision for access to adjoining properties shall be provided as appropriate. Given the difference in elevation from the gas station and the proposed site development it is not possible to adjoin these properties at this time. C. Driveways shall be located opposite each other wherever possible. The proposed site layout and existing roadway grades do not allow the driveways to be located opposite of other driveways along Orchard Hill Road. d. Internal circulation and egress shall provide for traffic safety, and access to and from minor streets servicing one family dwellings shall be minimized. Internal circulation has been designed to minimize traffic conflicts. This site does not provide direct or indirect access to minor streets servicing single-family dwellings. Applications for a special permit must be supported by a legibly written or typed memorandum setting forth in detail all facts relied upon. Addressing each of the below points individually is required with this application: 1. Encouraging the most appropriate use of land; The proposed use is allowed by NAZB. 2. Preventing overcrowding of land; The proposed use is within the density requirements for the CDD3 zoning district. Mr.John Simons -- May 14,2010 Page 5 of 6 MHF Design Consultants, Inc. 3. Conserving the value of land and buildings; The value of land and buildings on and around the North Andover CDD3 zoning District will certainly be conserved (and increased), due to the quality of the site development and the quality of building materials proposed. 4. Lessoning congestion of traffic; No adverse affects are expected. 5. Preventing undue concentration of population; The design intent is to compliment the site relative to traffic arriving in North Andover along the Osgood Street corridor 6. Providing adequate light and air; Adequate Iighting is proposed. 7. Reducing the hazards from fire and other danger; The proposed site is to conform to Massachusetts building code along with North Andover site plan regulations. 8. Assisting in the economical provision of transportation, water, sewerage, schools, parks, and other public facilities; The proposed utilities will not place a burden on the Town's infrastructure. 9. Controlling the use of bodies of water, including watercourses; All site mitigation measures are consistent with D.E.P.'s Stormwater Management Policy, 10. Reducing the probability of losses resulting from floods; All site mitigation measures are consistent with D.E.P.'s Stormwater Management Policy. 11. Reserving and increasing the amenities of the Town; The proposed use will generate an increase in tax revenues to the Town which supports funding of various existing and new Town amenities. NAZB Section 10.31, SPGA findings to be met: a. The specific site is an appropriate location for such a use, structure or condition; Since the site is zoned for warehouse & office uses, the site is an appropriate location for the proposed project. b. The use as developed will not adversely affect the neighborhood; The project provides appropriate building setbacks from the adjacent zoning districts. The character of the building will reflect the architectural style of the surrounding buildings, c. Social, economic, or community needs which are served by the proposal; The project will fill an important service and need for local contractors along the Route 125 corridor and provide an added source of revenue to the Town with potential new employment opportunities. d. There will be no nuisance or hazard to vehicles or pedestrians; Parking lot Mr. John Simons r �_ May 14,2010 ^^-- Page 6 of 6 MHF Design Consultants, Inc. layout will stay in the same general layout as current conditions. e. Adequate and appropriate facilities will be provided for the proper operation of the proposed use; The project is serviced by municipal water, onsite private septic and public utilities that adequately address the needs of the site, f. The special Permit Granting Authority shall not grant any Special Permit unless they make a specific finding that the use is in harmony with the general purpose and intent of this Bylaw. Given the nature of the proposed project and the understanding that the proposed use is current and allowed by zoning,the project is in harmony with the general purposes and intent of Section 1 of the North Andover Zoning Bylaw. If you should have any questions,please contact our office at your convenience. Very Truly Yours, MHF Design Cons Hants, Inc. Christopher . ymula. Project Manager CR 271710 Y:12717101271710-Site Plan Special-Prmt-LTR.doe 44 Stiles Road - Suite One - Salem, New Hampshire 03079 TEL (603) 893-0720 - FAX (603) 893-0733 MHF Design Consultants, Inc. www.mhfdesign.com May 14, 2010 Mr. John Simons North Andover Planning Board Town of North Andover 1600 Osgood Street North Andover, MA 01845 Re: 1503 Osgood Street ' Waiver RequestS" Dear Mr. Simons: On behalf of Hera Development Corp, MHF Design Consultants, Inc. is requesting waivers from the following: • Section 8.3.5.e.xix,Traffic Impact Study: Not a significant change of use to warrant a traffic study,therefore a waiver is requested. • Section 8.3.5.e.xxii, Fiscal Impact Study: Project is minor in nature therefore a waiver is requested. • Section 8.3.5.e.xxiii, Community Impact Analysis: Project is minor in nature therefore a waiver is requested. • Section 16.7.5,Building Foundation Landscaping: A crushed gravel path surrounds 3 sides of the building per a request by the Fire Department and the front of the building has overhead doors and manway doors which prohibit the use of landscaping along the front and therefore a waiver is requested. If you should have any questions, please contact our office at your convenience. Very Truly Yours, 7 M sign Consultants, Inc. r M. Christopher M. ymula. Project Manager CR 271710 Y:\271710\Waiver Request.doc ENGINEERS PLANNERS SURVEYORS t4ORTH b!. 4.. 0 S C Us IiAY I If A,1 11: 52 PLANNING DEPARTMENT Community Development Division Special Permit— Site Plan Review Application Please type or print clearly. 1. Petitioner: Hera Development Corp. Petitioner's Address: 470 Washington Street,Brighton,MA 02135 Telephone number: 617-787-2008 2. Owners of the Land: Service Bury,LLC-c/o Hera Development Corp Address: 470 Washington Street,Brighton,MA 02135 Number of years of ownership: < I year 3.Year lot was created: Prior to 1900 4. Description of Proposed Project: Hera Development Corp.is proposing to develop a portion of the property with a 16,527 sf warehouse/office building(which includes a 4,127 sf second floor office/mezzanine). Associated with the development is the construction of a parking field, driveway for site circulation with access from Orchard Hill Road,utility connections and site grading. 5. Description of Premises: 6.1 Acre parcel currently occupied by a gas station and convenience store. 6.Address of Property Being Affected: 1503 Osgood Street Zoning District: Corridor Development District(CDD3) Assessors Map: 34 Lot#:—7 Registry of Deeds: Book#: 11775 Page#: 298 7, Existing Lot: Lot Area (Sq. Ft): 264,609 sf - Building Height: 32 ft Street Frontage: 1,106.15 ft Side Setbacks: >20 ft Front Setback: >15ft Rear Setback: >30 ft Floor Area Ratio: 0.028:1 Lot Coverage: 15% 8. Proposed Lot(if applicable): Lot Area (Sq. Ft): 264,609 sf Building Height: <45 ft Street Frontage: 1,106.15ft Side Setbacks: >20 ft Front Setback: 21 ft Rear Setback: >30 ft Floor Area Ratio: 0,075:1 Lot Coverage: 26% 1600 Osgood Street,North Andover,Bldg.20,Suite 2-36 Planning Dept.,Massachusetts 01845 Phone 978,688.9535 Fox 978.688.9542 Web www.towriol'northonclovemom 9. Required Lot (as required by Zoning Bylaw): Lot Area (Sq. Ft): 108,900 sf Building Height: 45'max. Street Frontage: 250 ft Side Setbacks: 20 ft Front Setback: 15 ft Rear Setback: 30 ft Floor Area Ratio: 0.75:1 Lot Coverage: 70% 10. Existing Building (if applicable): Ground Floor(Sq. Ft.): 3,791 sf #of Floors: 1 Total Sq. Ft.: 7,421 sf(Includes Canopy) Height: 32' USe: Convenience Store&Gas Station Type of Construction: Wood 11. Proposed Building: Ground Floor(Sq. Ft.): 12,400 sf #of Floors: 2 Total Sq. Ft. 16,527 sf Height: 21'-3 114" Use. Warehouse&Office Type of Construction: Concrete&Metal 12. Has there been a previous application for a Special Permit from the Planning Board on these premises? Yes If so,when and for what type of construction? June 2006 for a Conv. Store and Gas Station 13.Section of Zoning Bylaw that Special Permit Is Being Requested Sections 8.3 & 10.31 14. Petitioner and Landowner signature(s)- Every application for a Special Permit shall be made on this form, which is the official form of the Planning Board. Every application shall be filed with the Town Clerk's office. It shall be the responsibility of the petitioner to furnish all supporting documentation with this application. The dated copy of this application received by the Town Clerk or Planning Office does not absolve the applicant from this responsibility. The petitioner shall be responsible for all expenses for filing and legal notification. Failure to comply with 9ppliceition requirements, as cited herein and in the Planning Board Rules and Regulations may r t' ismis y the Planning Board of this application as incomplete. Petitioner's Signature: Print or type name here: Cjiistoqher M. Tym la(MHF Design Consultants)-Authorized Agent Owner's Signature: Print or type name here: Christopher Xymula(MHF Design Consultants)-Authorized Agent 15. Please list title of plans and documents you will be attaching to this application. Proposed Site Development flans dated May 13,2010 Stormwater Management Report dated May 13,2010 1600 Osgood Street,North Andover,Bldg.20,Suite 2.36 Planning Dept.,Massachusetts 01845 Phone 978.668.9535 Fox 978.688.9542 Web www.lownofnorthandover.com Town of North Andover Abutters Listing REQUIREMENT: MGL 40A,Section 11 states in part"Parties in Interest as used in this chapter shall mean the petitioner, abutters,owners of land directly oppositeon any public or private way,and abutters to abutters within three hundred(300)feet of the property line of the petitioner as they appear on the most recent appiicabte lax list,not withstanding that the land of any such owner Is located in another city or town,the planning board of the city or town,and the planning board of every abutting city or town." Sublect Property: MAP PARCEL Name Address 34 7 5ervlce Bury,LLC 1503 Osgood Street,North Andover,MA 01845 Abutters ProoarfPes Map Parcel Name Address 34 8 AAA Merrimack Valley,Inc 165 Parker Street,Lawrence,MA 01843 34 16 Town of North Andover 120 Main Street,North Andover,MA 01845 34 17 Ozzy Properties,Inc 1600 Osgood Street,North Andover, MA 01845 34 50&51 Albacado limited P.O.Box 334,North Andover,MA 01845 34 52 George Barker 1267 Osgood Street,North Andover,MA 01845 61 6 Red Barn Trust 1267 Osgood Street, North Andover,MA 01845 This certifies that the names appearing on the records of the Assessors Office as of Certified by Date s/2 (J i V I.- Town of North Andover Planning Board Application for Special Permit 21010 11AY I L,, Please type or print clearly. 1 0 fCi I I A 1 S 3,, 1. Petitioner:-H era Development Corp Petitioner's Address: 470 Washington Street, Brighton, MA 02135 Telephone number: 617-787-2008 2. Owners of the Land: Service Bury, LLC-c/o Hera Development Corp Address: 470 Washington Street, Brighton, MA 02135 Number of years of ownership: < 1 year 3. Year lot was created: Prior to 1900 4. Description of Proposed Project: Hera Development Corp. is proposing to develop a portion of the propeily with a 16,527 sf contractor's warehouse/office building(which includes a 4,127 sf second floor office/mezzanine). Associated with the development is the construction of a parking field,driveway for site circulation with access from Orchard Hill Road,utility connections and site grading. 5. Description of Premises: Currently the site is a 264,609 sf(6.1-acre)parcel located on the southeasterly corner of Osgood Street and Orchard Hill Road. The proposed development will be located behind the existing gas station and access to trie s;te will Be provided by two(2)new driveways frorn OrcRard H-177-5777 6. Address of Property Being Affected 1503 Osgood Street Zoning District: Corridor Development District (CDD3) Assessors: Map: 34 Lot#7 Registry of Deeds: Book#: 11775 page#: 298 7. Existing Lot: Lot Area(Sq.Ft) 264,609 sf Building Height 32 ft Street Frontage: 1,106.15 ft Side Setbacks: >20 ft Front Setback: >15 ft Rear Setback: >30 ft Floor Area Ratio: 0.028:1 Lot Coverage: 8. Proposed Lot(if applicable): Lot Area (Sq.Ft) 264,609 sf Building Height <45 ft Street Frontage: 1,106,15ft Side Setbacks: >20 ft Front Setback: 21 ft Rear Setback: > 30ft Floor Area Ratio: 0.075:1 Lot Coverage: 26% 9. Required Lot(as required by Zoning Bylaw): Lot Area (Sq. Ft) 108,900 sf Building Height 45' max. Street Frontage: 250' Side Setbacks: 20- — Front Setback: 15' Rear Setback: 30' Floor Area Ratio:0.75:1 Lot Coverage: 70% 10. Existing Building(if applicable): Ground Floor(Sq. Ft.) 3,791 sf #of Floors: 1 Total Sq. Ft. 7,421 sf Height: 32 ft Use:Conv. Store &Gas Station Type of Construction Wood 11. Proposed Building: Ground Floor(Sq. Ft.) 12,400 sf #of Floors: 2 Total Sq. Ft. 16,527 sf Height: 21'-3 114" Use: Warehouse&Office Type of Construction Conc. & Metal 12. Has there been a previous application for a Special Permit fi-om the Planning Board on these premises?Yes If so,when and for what type of construction?.tune 2006 for a Conv. Store and Gas Station 13. Section of Zoning Bylaw that special Permit is Being Requested Section 16.5 -Corridor Development District(CDD3) 14. Petitioner and Landowner signatur•e(s): Every application for a Special Permit shall be made on this form which is the official form of the Planning Board. Every application shall be filed with the Town Clerk's office. It shall be the responsibility of the petitioner to furnish all supporting documentation with this application. The dated copy of this application received by the Town Clerk or Planning Office does not absolve the applicant from this responsibility. The petitioner shall be responsible for all expenses for filing and legal notification. Failure to comply with application requirements,as cited herein and in the Planning Board Rules and Regulations may result in a dismissal by the Planning B oard of this application as incomplete. Petitioner's Signature: Print or type name here: Chris M. Tymula (MHF Design Consultants, Inc.)-Authorized Agent Owner's Signature ///'�)Y�� Print or type name here: Chris M. Tymula (MHF Design Consultants, Inc.)-Authorized Agent 15. Please list title of plans and documents you will be attaching to this application. Proposed Site Development flans dated May 13, 2010 Stormwater Management Report dated May 13, 2010