HomeMy WebLinkAbout2020-03-10 Decision Recorded 127 Marblehead St Bk 16395 Pg46 #17607
Town of North Andover 07-14-2020 @ 10 : 42a
A' Office of the Planning Department
Community Development and Services Division
120 Main Street
North Andover,Massachusetts 01845
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NOTICE OF DECISION
SITE PLAN REVIEW SPECIAL PERMIT
Any appeal shall be filed This is to cer*tf at twenty(20)days
within{20) days after the have elapsed from date of decision
without tiling of an ppeal. � �
date of filing this notice in bate -'0( 3-2 0 40
the office of the Town Clerk. Trudy L.R
Town Clerk
Date: March 10, 2020
Date of Hearings: February 25,2020,March
10,2020
Date of Decision: March 10,2020
Petition of: C-entry 1 Realty Trust
1463 Great Pond Road
North Andover,MA 01845
Premises Affected. 127 Marblehead Street
North Andover,MA 01845
Map 9,Lot 46
The above petition for a Site Plan Review Special Permit is in accordance with Article 8,Part 3 and Section
195-1 C-7 of the North Andover Zoning Bylaw.
This petition is to allow for the conversion of an existing, vacant building into a four(4)unit multifamily
structure with parking for 8 cars at the rear and north sides of the property. This Project is located within
the Residence 4(R-4)Zoning District.
After a public hearing given on the above date,and upon a motion by K.Cormier and 2nd by P.Boynton,the
Planning Board Approves the Site Plan Review Special Permit as amended and based upon the following
conditions.Vote was 5-0,unanimous in favor.
On Behalf of the Planning Board
Eitan Goldberg,Chairman
Kelly Cormier
Peter Boynton
Aaron Preston
John Simons
ATrlrsr.
Alkue Copy
kilt
%A.ks,.tl.
4'ovm Clerk
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Bk 16395 Pg47 #17607
127 Marblehead Street
Map 9,Lot 46
Site Plan Review Special Permit
Page 2 of 9
The Planning Board herein APPROVES the Site Plan Review Special Permit for the conversion:of an
existing,vacant building into a four(4)unit multifamily structure with parking for 8 cars at the rear and
north sides of the property. This Project is Iocated within the Residence 4(R4)Zoning District.
The application was filed with the Planning Board on February 5,2020.The public hearing on the above-
referenced application was opened on February 25,2020,and closed by the North Andover Planning Board
on March 10,2020.The Applicant submitted a complete application,which was noticed and reviewed in
accordance with Article 8,Part 3 Site Plan Review,and 195-10.7 of the North Andover Zoning Bylaw and
MGL C.40A,Sec.9.
The PIMming Board voted(by a vote of 5-0)to grant the Site Play Review Special Permit. A special
permit issued by the planning board,as special permit granting authority, requires a vote of at least four
members of a five-member board.
The Applicant is hereby notified that should the Applicant disagree with this decision,the Applicant has the
right,under MGL Chaptur 40A,Section 17,to appeal to this decision within twenty days after the date this
decision has been filed with the Town Clerk.
The Planning Board makes the following findings as required by Article 8. Part 3 Site Plan Review,and
195-10.7 of the North Andover Zoning Bylaw:
FDMINGS OF FACT:
1. The Zoning Map was amended at the May 15, 2018 Town Meeting to include the parcel within the
Residential 4(R-4)zoning district The parcel was previously zoned as Cxenend Business(G B).
2. The specific Site is an appropriate location for the Project as it is located in the Residence 4(R-4)Zoning
District and conforms to the use objectives of this district
3. The use as developed will not adversely affect the neighborhood as it is located in an area with a mix of
single-family and multifamily buildings.
4. 'there will be no nuisance or serious hazard to vehicles or pedestrians and a new,multi-car driveway will
Provide parking for 6 cars on Middlesex Street and the curb on Middlesex Street will be continued along
the Marblehead Street frontage. A sidewalk will be installed on Marblehcad Street adjacent to the curb
creating definition along the roadway sidewalk and private property. The land between the sidewalk and
the Property will be landscaped.
S. Adequate and appropriate facilities will be provided for the proper Operation of the proposed use.
6. The Special Per[nit Granting Authority mattes a specific finding that the use is in harmony with the general
purpose and intent ofthe Zoning Bylaw.
7. Multiple neighbors and abutters attended hearings and largely spoke in favor of this Project and the
Applicant trade changes to the project including screening to further address neighborhood concerns,
8. The Zoning Board.of Appeals issued the fallowing variances On November 12,2019.
a. 'Variance from Section 195-7.1 Lot area granting relief of 8,000 sq.ft, allowing for a lot area of
4,500 sq.ft.
Bk 16395 Pg48 #17607
127 Marblehead Street
Map 9,Lot 46
Site Plan Review Special Permit
Page 3 of 9
b. Variance from Section 195-7.2 Street Frontage granting relief of 50 ft,allowing for street frontage
Of 50 ft.
c. Variance from Section 195-7.3 Yard (setbacks) granting relief of 21.1 k allowing for a side
setback of 8.9 ft.
d. Variance from Section 195-7.3 Yard(setbacks)granting reliefof 3.5 t allowing for a side setback
ofI1.5&
e. Variance from Section 195-7.3 Yard (setbacks) granting relief of 13.1 ff, allowing for a side
setback of 19 ft.
E Variance from Section 195-8.5 Design Standards(A)and(C)(2,3)granting relief of.6 ft,allowing
for a parking space setback of 2.4 ff.
9. The Project is consistent with Housing Goal I of the Town of North Andover Masterplan as to the diversity
of housing choices within the Town of North Andover as it adds additional smaller housing units to the
Town's inventory.
10. The proposed Project is a result of discussions with the Planning Board, Planning Staff; and outside
consultants with respect to parking, Site design, grading, Iandscaping, and stonnwater management.
The resulting proposal limits potential impacts on neighboring residents.
11. The Town's stormwater peer review consultant, Horsley Whitten Group, reviewed the Project and all
concerns have been adequately addressed or conditioned herein(see memo from Janet Carter Bernardo,
P.E.dated March 10,2020).
12. The Town of North Andover Building Department has reviewed the proposal and determined that the
Project complies with applicable zoning regulations(email from Paul Hutchins dated February 23,2020).
13. The Project has been reviewed by the North Andover Fire Department. Access to the building for FD
personnel and apparatus be in accordance with 527 C1VM Ch 18 type.(see emails from Lt.Mike Beirne
dated January 23,2020,and March 10,2020).
14. The Project has been reviewed by the Department of Public Works. All concerns have been addressed of
conditioned herein.(see email from J.Borgesi dated March 5,2020).
15. The Project was reviewed by the Police Department;which expressed no concerns with the proposal(email
Lt.D.Lanen.dated January 23,2020).
16. The Project was reviewed by the Health Department and all trash barrels must be stored in an enclosure
(email dated March 10,2020).
Finally,the Planning Board finds that this Project generally complies with the Town of North Andover Zoning
Bylaw requirements as listed in Article 8 Supplementary Regulations Part I Off-Street Parking Requirements,
Fart 3 Site Plan Review,and 195-10.7,butrequires conditions in order to be fully in compliance. The Planning
Board hereby grants an approval to the Applicant provided the following special conditions are met.
PERNff DEIiEITMONS.
17. The"Locus"or"Site"refers to the approximately 4,500+1-sq.ft.of land with,frontage on
Marblehead Street and Middlesex Street,as shown on Assessors Map 9 Lot 46.
Bk 16395 Pg49 #17607
127 Marblehead Street
Map 9,Lot 46
Site Plan Review Special permit
Page 4 of 9
18. The"Plans"refer to the Plans entitled"Site Plan 127 Marblehead Street in North Andover,MA!' dated
March 11,2019,and revised to ,consisting of 2 sheets, and prepared by Christiansen&
Sergi, 100 Summer Street,Haverhill,MA 01830. Joty olzow 40A
19. The"Project."refers to the conversion of an existing:vacant building into a four(4)unit multifamily
structure with parking for 8 cars at the rear and north sides of the property.
i
20. The"Applicant"refers to 1 ealty Trust,the Applicant for the Site Plan Review Special
Permit,its successors and assigns.
21. 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 Iimited to the Applicant,Developer,and Owner.
SPECIAL CONDMONS:
22. All proposed walkways,sidewalks,and parking areas must be constructed using permeable pavement
and permeable pavers,excluding pavement within the town's right of way-
23. The Applicant must submit an As-Built to the Department of Public Works and the Planning Board
upon completion to verify the work within the right of way on Marblehead Street and Middlesex
Street has been removed as proposed.
24. The Site Plan shall be revised to include the use of 13'"-3"diameter stone within the proposed
infiltration trench for the most effective design.
25. The Applicant shall revise the Crushed Stone Mitration Trench Detail to include a note stating that
"the infiltration trench is not to be installed until all upgmdient contributing areas are fully stabilized,
"akin to that of the Porous Pavement Detail."
26. The following sediment control measures must be included on the Site Plan:
a. Per North Andover Regulations 8.1.c.ii,a construction sequence should be provided.
Earthwork should not begin until all erosion controls are installed.
b. Per Regulations 8.21,perimeter sediment controls should be installed around the Site where
Practical. Additionally,catch basin inlet protection should be installed at any existing catch
basins within 100 feet of the Project Site. Controls should be included on the Site Plans,as
well as details.
c. Per Regulation 8.l.b.vii,the location of any material stockpile/staging area should be,
indicated on the Site Plans or a note should be added stating that no stockpiling will occur on-
site.
d. Per Regulations 8.2.t,if a construction entrance is anticipated for the Site,it should be
indicated on the Site Plans,and a sediment tracking pad should be included.
27. The O&M Plan should be updated as follows:
a. Sand should not be used on the permeable pavers.
b. A major storm event must be defined as"an event with a minimum of.5 inches of
precipitation".
Bk 16395 Pg50 #17607
127 Marblehead Street
Map 9,Lot 46
Site Plan Review Special Permit
Page 5 of 9
c. The O&M Plan should be signed by the Property Owner,per Regulations 9.l.a.ii.
d. Per Regulations 9.11,BMPs and other intended inspection items should be listed in the report
template to ensure that their inspection occurs.
e. The Applicant shall provide a signed version of the 11heit Discharge Statement two weeks
prior to the beginning of any earthwork.
28. Any modifications to the existing sidewalks must meet AipA compliance(see email from John
Borgesi dated March 5,2020).
29. The proposed 21X 2' infiltration stone trench should be extended the entire length of the driveway
(see email from John Borgesi dated March 5,2020).
30. All trash barrels must be stored in an enclosed area(see email from Brian LaGrasse dated March I0,
2020).
31. After the first year,the inspection/maintenance schedule shall at a minimum meet the
inspection/maintenance requirements of the Massachusetts Stormwater Handbook for the respective
BW's installed and at a minimum all BMP's shalt be inspected at least once annually and the
inspections documented compliance(see email from John Borgesi dated March 5,2020).
32. Access to the building for Fire Department personnel and apparatus be in accordance with 527 CMR
Ch. 18 type.
33. The Board allows for a driveway width of27'when the standard is 25'
PRIOR TO SITE'WORK fj8WAXr_E 01?A BUILDING JPERMT
34. A revised Platt showing the extended 2'X 2'infiltration stone trench,referenced in condition number
21,shalI be submitted to the Plaruning Board.
35. All proposed walkways,sidewalks,and parking areas trust be constructed using permeable pavement
and permeable pavers,excluding pavement within the town's right-Ofway.
36. The Site Plan shall be revised to include the use of 1.5"--3"diameter stone within the proposed
infiltration trench for the most effective design.
37. The Applicant shall revise the Crushed Stone Infiltration Trench Detail to include a note stating that
"the infiltration trench is not to be installed until all upgradient contributing areas are fully stabilized,
"akin to that Of the Porous Pavement Detail."
38. The following sediment control measures must be included on the Site Plan-
a- Per North Andover Regulations S.Lodi,a construction sequence should be provided.
Earthwork should not begin until all erosion controls are installed.
b. Per Regulations 8.2J,perimeter sediment controls should be installed around the Site where
practical. Additionally,catch basin inlet protection should be installed at any existing catch
Bk 16395 Pg5l #17607
127 Marblehead Street
Map 9,Lot 46
Site Plan Review Special Pemut
Page 6 of 9
basins within 100 feet of the Project Site. Controls should be included on the Site Plans,as
well as details.
e. Per Regulation 8.l.b.vii,the location of any material stockpile/staging area should be
indicated on the Site Plans or a note should be added stating that no stockpiling will occur on-
site.
d. Per Regulations 8.2.t,if a construction entrance is anticipated for the Site,it should be
indicated on the Site Plans,and a sediment tracking pad should be included.
39. The O&M Plan should be updated as follows:
a. Sand should not be used on the permeable pavers.
b. A major storm event must be defined as"an event with a minimum of.5 inches of
precipitation".
c. The O&M Plan should be signed by the Property Owner,per Regulations 9.La,ii.
d. Per Regulations 9.1.f,13Ws and other intended inspection items should be listed in the
Report template to ensure that their inspection occurs.
40. The Plans and this Notice of Decision shall be recorded at the North Essex Registry of Deeds.Two
(2)copies of the signed and recorded Notice of Decision with Plans attached must be delivered to the
Planning Department,
41. A construction schedule shall be submitted to the Planning Department for the purposes of tracking
construction and informing the public of anticipated activities on-site.
42. General Condition number 4 of The Stormwater Best Management Practices and Operation and
Maintenance Plan shall be revised to state"After the first year,the inspection/maintenance schedule
shall at a minimum meet the inspectiontmaintenance requirements of the Massachusetts Stormwater
Handbook for the respective BMP's installed and at a minimum all BMP's shall be inspected at least
once annually and the inspections documented compliance,"
43. A signed illicit Discharge Compliance Statement will be prepared prior to discharge to post-
construction BMP's. A signed statement shall be submitted to the Planning Department two weeks
prior to the beginning of any earthwork.
44. A.copy of the`inspection/maintenauce log'referenced in the Long-term Operations and Maintenance
Plan shall be submitted to the Planning Department annually,
45. A Performance Guarantee bond in the amount of two thousand dollars($2,000)shall be posted for
the purpose of ensuring that the Site is constructed in accordance with the approved plan and that a
final As-Built plan is provided.
46. A code review completed by a registered design professional shall be submitted to Building and Fire
departments for review to assist in detenn;ining what changes or updates to the building may be required
as a result of the change in occupancy type.
Bk 16395 Pg52 #17607
127 Marblehead Street
Map 9,Lot 46
Site Ilan Review Special Permit
Page 7 of 9
47. The Staff Planner shall make inspections of the Project and file monthly reports to the Planning
Department throughout the duration of the Project.The frequency of inspections may be adjusted in
coordination with the Town Planner based on the construction phase and weather Conditions.The
reports shall detail areas of non-complianco with the approved Plans,and any corrective actions are
taken.
4$. A pre-construction Site meeting shall be held with the Applicant,contractor,and Planning Staff
acting as Site monitor.
DYJYC CONSTRUCTION
49. The construction contractor shall employ all available best-management-practices for the control of
dust,including but not limited to watering,planting,stabilization,track-out shaker plates,and/or
stockpile coverings.
50. Any laydown areas must be shown on a plan and reviewed by the Planning Department.Stockpiles
must be appropriately stabilized and/or covered.
51. It shall be the responsibility of the Applicant 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.Discovery of off-site erosion will be a basis for the
Planning Board to make a finding that the Project is not in compliance with the approved Plans.In the
event off-site erosion is discovered as a result of construction activity,the planning Board shall give
the Applicant written notice of any such finding with ten(10)days to provide evidence of corrective
action.
52. In an effort to reduce noise levels,the Applicant or contractor shall keep in optimum working order,
through regular maintenance,any and all equipment that shall emanate sounds from the structures or
site.
PRIOR TO IiSSUA NcE OF A ClE"RTEnCAT]g OF OCCUpANCy
53. The Applicant must submit a letter from the engineer of the Praject stating that the landscaping and
Site layout substantially complies with the Plans referenced in this Notiee of Decision as endorsed by
the Planning Board.Alternatively,the Applicant may provide a bond,determined by the Planning
Board,to cover the full amount of the landscaping materials and installation if weather conditions do
not permit the completion of the landscaping prior to use of the building.
54. The Planning Department will review the Site;any screening as may be reasonably required by the
Planning Staff will be added at the Project Owner's expen$e.
PRIOR TO THE R=ASE OF ALL SECUJWTY AND ESCROVVED FUNDS
55. The Applicant shall submit an As-Built plan stamped by a Registered Professional Engineer in
Massachusetts that shows all construction,Site design,including stormwater structures and other
pertinent Site features.One paper copy and one electronic copy(PDP)shall be submitted to the Town,
Planner.If over 1 year has elapsed from the issuance of the Certificate of Occupancy,the Applicant
must submit a second letter from the architect and engineer versifying that the landscaping and Site
layout substantially complies with the Plans referenced in this Notice ofDecision as endorsed by the
Planning Board.
Bk 16395 Pg53 #17607
127 Marblehead Street
Map 9,Lot 46
Site flan Review Special Permit
Page 8 of 9
56. The Applicant must submit an As-Built to the Department of Public Works and the Planning Board
upon completion to verify the work within the right of way on Marblehead Street and Middlesex
Street has been removed as proposed.
57. The Planning Board must,by a majority vote,make a finding that the Site is in conformance with the
approved PIan.
GENERAL CON)l1MONS
58. 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.
59. 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.
60. The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation.
61. Gas,telephone,cable,and electric utilities shall be installed underground as specified by the
respective utility companies,
62. The hours for construction shall be limited to between 7:00 a.m.and 5:00 p.m.Monday through
Friday,and between 8:00 a.m.and 5:00 p.m.on Saturday.In construction within the structures
once fully enclosed shall be regulated by the Inspector of Buildings.
63. No open burning shall be done except as is permitted during burning season under the North Andover
Fire Department regulations.
64. Any action taken 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,
65. One year alter issuance of Certificate of occupancy the Applicant shall provide a report to the Planning
Department detailing and traffic and/or parking concerns.
66. This Site Plan Review Special Permit shall be deemed to have lapsed on March 10,2022 (two years
from the approval date),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 or for
good cause.
67. Any revisions shall be submitted to the Town Planner for review.If these revisions are deemed
substantial,the Applicant must submit revised Plans to the Planning Board for review and approval.
68. The fallowing information shall be deemed part of this decision:
Plans Titled: Site Plan 127 Marblehead Street in North Andover,MA
633 Turnpike Street
North Andover,MA 01845
Prepared for: C )
9 1 Realty Trust
1463 Great Pond Road
North Andover,MA,01845
Bk 16395 Pg54 #17607
127 Marblehead Street
Map 9,Lot 46
Site Plan Review Special Permit
Page 9 of 9
Prepared by: Christiansen&Sergi,
100 Summer Street,Haverhill,MA 01830
Scale: 1"Xc
Date: March 11,2019,2020;Revised to Mmekq,Re— . Okp Zow
Sheets: 2
Document Title:Operation and Maintenance&Long Term Pollution Prevention plans for Post-
Construction Stormwater Controls.
Prepared for: � 1 Realty Trust
1463 Great Pond Road
North Andover,MA 01845
Prepared by: Christiansen&Sergi,
100 Summer Street,Haverhill,MA 01830
Date: March 3,2020 f� Y i� Jv1►,� 7.a
Bk 16395 Pg55 #17607
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Bk 16395 Pg56 #17607
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Bk 16395 Pg57 #17607
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