HomeMy WebLinkAbout2012-02-07 Application SPR f{yV
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ul Community Impact
"Pondview"
26 Main Street
North Andover, Massachusetts
The project proposes the construction of an eight unit condominium on a parcel of land behind
22-24 and 28-30 Main Street, The 24,776 square foot parcel off of Main Street is roughly located
between Saunders Street and Sutton Street and is within the Industrial S Zoning District, as are all
abutting properties,and is situated in the Downtown Overlay District. The project is submitted as
a residential use in the Overlay District. The project includes the demolition of two existing
wood frame garages and the removal of existing paved areas. Access to the parcel is via two
existing curb cuts on Main Street at 22-24 and 28-30,and access and utility easements through
the parcels along the side lines of each lot. The condominium structure will consist of 3 levels; a
lower level with garage, a first floor for living space and a second floor with two bedrooms. The
project will include a 22-foot wide access drive way and an individual driveway for one car
parking, in addition to the garaged parking space noted above. The project will connect to
existing water and sewer mains in Main Street through the existing access/utility easements.
The parcel also abuts Sutton Pond along its easterly boundary and a former Boston and Maine
railroad corridor along its northerly boundary. The railroad corridor is no longer in use,having
long since been abandoned. Remnants of the railroad bridge crossing Sutton Pond are still visible
in the pond as is a remnant of an associated timber wall near the northeast corner of the parcel
The proposed structure and use would be harmonious with the immediately abutting
business and residential properties in scale and height and would not, in our opinion,
adversely affect the neighborhood by creating a nuisance nor diminish adjacent property
values.
As noted above, the project will utilize existing curb cuts on Main Street. A traffic study
prepared by DJK Associates, Inc. determined that the condominium project will generate
4 vehicles per hour (vph) during the morning and the afternoon peak hour at the existing
curb cut. The 8-unit condominium project will also generate total daily traffic of 46
vehicles per day.
The structure would be serviced by town water and sewer utilities. A six inch water main
and 8 inch sewer will be constructed to service the project and connect to existing water
and sewer mains in Main Street. Approximately 1,800 gallons per day of water demand
and sewage is expected to be generated by the project.
Economic impacts would include an increase in the taxes collected by the town for the
additional eight residential uses. No additional public costs for snow removal will be
necessary as the project is on an existing street and snow removal will be performed
internally by a private condominium association contractor. Since the condo units have
only two bedrooms, the number of additional children that would enter the school system
is anticipated to be small, between 6 and 12 students.
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consultants
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February 6, 2012 RE Wi
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North Andover Planning Board s_
Town Offices
1600 Osgood Street � vENT
North Andover, MA 01845 m
RE; Special Permit-Downtown Overlay District
"Pondview"-26 Main Street
North Andover, MA
Dear Members of the Board:
' Enclosed please find attached.
0 2 copies of a completed Special Permit-Site Plan Review Application with Owner's Letter
of Authorization attached.
0 2 full sized copies of the proposed Site Design Plan set, sheets 1, 2, 3 and 4 of 4, prepared
far Jeffco, Inc., by Andover Consultants, Inc., dated January 19, 2012.
0 3 copies of the plan set noted above reduced to 11" x 17"size.
0 5 copies of the front elevation of the condominium, sheet.A-4, prepared by Paul Davies &
Associates, Architects, Inc., dated January 6, 2012.
0 5 copies of a Mc morandum to Mr. George Hughes, Jeffco, Inc. from Dermot.J. Kelly, PE,
dated February 6, 2012, analyzing the traffic impacts of the project.
0 5 copies of a Community Impact statement.
0 2 full sized copies of the proposed Landscaping Plan prepared by Huntress Associates,
Inc., dated February 6, 2012.
0 3 copies of the Landscaping Plan reduced to I V x 17" size.
0 2 copies of the "Stormwater Report", prepared for Jeffco, Inc., dated January 19, 2012.
0 A Site Plan Review filing fee check. for$2,227.84 made out to Town of North Andover.
The fee was calculated at $400.00+ $0.14/GFA for the proposed 13,056 gross square foot
building.
0 2 checks for$2000.00 made out to the Town of North Andover, for outside consultant
review fees for a Special Permit Project less than 10,000 square feet.
0 A copy of the Abutters List 'including a copy of certified list of North Andover abutters.
0 Abutter notice envelopes and postage.
The Application is for a Special Permit to construct an eight unit condominium with appurtenant
parking, grading and utilities at 26 Mann Street(rear of 22-24 Main Street) in an Industrial-S
Civil Engineers 0 (.and Surveyors, 0 Land Planners
andove�r
SUItants 66 r i
zoning district and within the Downtown Overlay District. The project is on a 24,776-+ square foot
parcel created in 1946 and located behind 22-24 Main Street. The parcel has access to Main Street
via existing access and utility casements on the 22-24 and 28-30 Main Street parcels. The
condominium consists of a single structure with eight three-level units. The lower level includes a
garage space, TV room and mechanicals space for each unit. The second level includes the
kitchen, dining, living room, and a half bathroom. The upper level has two bedrooms and a full
bath. The building footprint is approximately 4,352 square feet and the total gross floor area is
approximately 13,056 square feet.
Should you require any additional information, or have any questions concerning the project,
please feel free to contact us.
Sincerely,
ANDOVER CONSULTANTS, INC.
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James S. Fairweather 11, P.E.
Project Engineer
Enclosures
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Jeffco, Inc.
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PLANNING DEPARTMENT
Community Development Division
Special Per•rnit-- Site Plan Review A m7lication
Please type or print clearly.
1. Petitioner: Jeffco, Inc.
Petitioner's Address: PO Box 802,Andover MA 0 18 10
Telephone number: 978-47s-8075
2. Owners of the Land: Rear Lot, LLC.
Address: 24 Main Street North Andover, MA 01845
Number of years of ownership: 3.5
3.Year lot was created: 1946
4, Description of Proposed Project:
Construction of an 8-unit residential condominium roject with 2 varkin t spaces per unit(one garage space and one exterior
driveway parking space)on a lot with access to Main Street via existing easements on two existing lots fronting on Main Street
At 22 24 and 2$ 30 Main Street and an existing curb cut at the noted lots.
5. Description of Premises: 24, 776 SF parcel in Industrial S zoning district and Downtown Overlay
6. Address of Property Being Affected: 26 Main Street(rear of22-24 and 28-30 Main Street)
Zoning District: Industrial S
Assessors Map: 28 Lot#: 14
Registry of Deeds: Book#: 1 1232 Page#: 293
7. Existing Lot.
Lot Area (Sq. Ft): 24,776 Building Height: n/a
Street Frontage: 0 ft Side Setbacks: n/a
Front Setback: n/a Rear Setback: n/a
Floor Area Ratio: n/a Lot Coverage: n/a
8. Proposed Lot(if applicable):
Lot Area(Sq. Ft): 24,776 Building Height: 35 ft
Street Frontage: 0 ft Side Setbacks: 10 ft,40 ft
Front Setback: n/a Rear Setback: 57 ft
Floor Area Ratio: 0.527:1 Lot Coverage: 17.6°�o
Pop, 5 ri-7
1600 Osgood Street,North Andover,1114.20,Suite 2.36 Planning Dept,,Massachusetts 01845
Phone 978.688.9535 Fox 978.688.9542 Web v_iww townofnortLl000ver L
9.Required Lot(as required by Zoning Bylaw):
Lot Area(Sq. Ft): 50,000 Building Height: 55 ft
Street Frontage: 150 n Side Setbacks: 20 ft
Front Setback: 30 ft Rear Setback: 30 ft
Floor Area Ratio: 0.5 : I Lot Coverage: 35%
10. Existing Building(if applicable):
Ground Floor(Sq, Ft,): #of Floors:
Total Sq. Ft,: Height:
Use: Type of Construction:
11. Proposed Building:
Ground Floor(Sq. Ft.): 4,352 #of Floors: 3
Total Sq. Ft. 13,056 Height: 35 ft
U$e: Residential condominium Type of Construction: Wooa i7arne
12. Has there been a previous application for a Special Permit from the Planning Board on these premises?
unknown If so,when and for what type of construction?
13. Section of Zoning Bylaw that Special Permit Is Beim
Requested Section 18 Downtown Overlay District
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 application requirements, as cited herein and in the Planning Board Rules and
Regulations may result in a di i al by the Planning Board o is application as incomplete.
Petitioner's Signature:
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Print or type name here: /
Owner's Signature:_ �.c �t t;��.��•,o
Print or type name here:
15. Please list title of plans and documents you will be attaching to this application.
Site Plan,"Pondview", sheets 1,2, 3 &4 of 4 dated January 19, 2012
Landscape Plan prepared by Huntress Associates, Inc.
Stormwater Report, prepared for Jeffco, Inc.dated January 19,2012
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1600 Osgood Street,North Andover,BIdg.20,Suite 2.36 Plonning Dept.,Massachusetts 01845
Phone 978,688.9535 Fox 978.688,9542 Web www.lowoofiiortliandover.coni
REAR LOT, LLC
24 Maijt Street
Norlh Andover, MA 01845
�:it1LEaL�' 25, 2012
Dominic J. Scalise, Esquire
89 Main Street
North Andover, NIA 01845
RE: Letter of Authorization for Permitting
Dear.Attorney Scalise:
Pursuant to and in furtherance of the terms set forth within the Purchase and Sales
Agreement hereinafter ("Agreement"), this communication shall authorize your client jeffco
Inc. to commence with site permitting with respect to Rear Lot, LLC with the Town of
North Andover for any and all land use permits including but not limited to Planning,
Conservation, Zoning, and Building.
Avery truly yours,
Rear Lot,LLC
By its Manager
Albert P. Manzi II1, Esquire
CC: Albert P. Manzi Jr., Manager