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Home My WebLink About2003-02-21 Peer Review SPR I TOWN OF NORTH ANDOVER PLANNING BOARD SITE rl,ANAISPECIAL PERMIT REVIEW Location: �530 Turnpike Street VHB No.: 06716.68 Owner: Pico Trust,JohnJF.McGarry Trustee Applicant: Pico Trust,John F.McGarry Trustee Applicant's Engineer: Landry Architects, 389 Main St.,2"d Floor,Salem,NH 03079 Plan Date: 11-19-02 Review Date: 12-12.02 The Applicant has submitted the following information: • Cover Letter dated 11/26/02 • Existing Conditions plan dated 10/17/02 • Proposed Parking Plan dated 11/19/02 • Landscaping and Lighting Plan dated 11/19/02 • Application for Special Permit dated 11/15/02 This information has been considered in the development of this technical memorandum and other various sources of information were also referenced,as needed,and are footnoted in the memorandum. At the request of the Town,VHB did not include comments regarding traffic impacts or detailed drainage design. VHB reviewed the Special Permit Application for conformance to the Zoning Bylaw and standard engineering practice. The following comments note questions/comments on the proposed design. VHB offers the following comments; STANDARD ENGINEERING PRACTICEISITE PLAN REVIEW The plans included in this submission show a conceptual parking and landscaping layout. VHB offers the following comments regarding the proposed design: 1. The description of the proposed project on Special Permit Application states only that exterior modifications will be made to the buildings on-site. However,based on the proposed Parking Plan,it appears that the parking area will be increased by approximately 11,700 square feet. VHB requests that the Applicant please clarify. 2. As per the Massachusetts Architectural Access Board(MAAB)regulations,section 23.2.1, a proposed parking lot with 101-150 parking spaces shall provide a minimum of 5 handicap-accessible spaces. It appears that 4 spaces are provided on the plans. VHB recommends that the Applicant provide one more handicap-accessible parking space. Further,VHB recommends that wheelchair ramps be shown at all accessible routes. VHB also recommends that the Applicant provide wheelchair ramp details and sidewalk dimensions to ensure conformance with MAAB design requirements. 1 \\mawatr\te\6671668\does\memos\53OTP memo.doe 1 As per section 8.1.7 of the Zoning bylaws,a parking space shall be accessed by an unobstructed driveway not less than 25'wide. It appears that several of the parking aisles fall below the 25'minimum. It appears that an emergency vehicle(Single-Unit)will have a difficult time negotiating the turn around the southeast comer of#530 Turnpike Street if the adjacent parking is in use. Also,it appears the parking spaces along the east side of#530 Turnpike Street fall below the 9'x18'minimum. 4. As per section 8.3.5.e.xvi of the Zoning Bylaws,all refuse areas must be fully enclosed. VHB recommends that the Applicant provide screening details for the dumpster areas. 5. Based on the note provided on the proposed Parking Plan,all sidewalks and paving will be new or reconditioned. VHB recommends that the Applicant provide construction details for the proposed work. 6. It appears that some information required in section 8.3.5.e of the Zoning Bylaw has not been included with the submission(e.g. topography,building elevations,existing signage,utilities). VHB recommends that the Applicant revisit this potion of the Bylaw requirements. 7. On the Landscaping and Lighting plan a pylon sign is shown as being relocated. However,no additional information regarding the sign is provided,therefore VHB is unable to determine if the sign conforms to the Zoning Bylaw. Additionally,no regulatory signage is provided to manage the traffic flow around the site. 8. It appears that the locations of the existing driveway openings on Route 114 will be altered slightly. As Route 114 is a State Highway,VHB recommends that the Applicant secure a State Highway Access Permit prior to construction. DRAINAGE/ENVIRONMENTAL REVIEW 1. As stated in comment#1,it appears that the impervious area of the lot is being increased. VHB is unable to verify that the existing storm drainage system can handle the increased runoff. Also,no discharge point is shown for the existing system. VHB recommends that the Applicant provide drainage calculations and locate the discharge point so that VHB can evaluate the submittal for conformance to the DEP 's Stormwater Management Policy. It is also not clear whether this project should be reviewed by the North Andover Conservation Commission. It is recommended that the Applicant provide WRITTEN RESPONSES to the issues and comments contained herein. Reviewed by: Date: Erik Swanson Senior Project Engineer-Highway and Municipal Engineering Checked by: 4A-�'13 Date: — Timothy B.McIntosh,PJ� Project Manager—Highway and Municipal Engineering 2 \\mawatr\te\0671668\dc>cs\memos\530TP_xnemo,d(>c Town of North Andover Office of the Planning Department Community Development and Services Division 27 Charles Street North Andover, Massachusetts 01845 Kathy McKenna Telephone(978)688-9535 Planning Director Fax(978)688-9542 November 26,2002 Tim MacIntosh VIAB,Inc. 101 Walnut Street Watertown,MA 02471-9151 RE: 530 Turnpike Street/Site Plan Review Dear Tim: Attached are the following materials for site plan review by VUB of the 530 Turnpike Street project. • Application • Existing Conditions Plan dated October 17,2002 • Proposed Parking Plan issued November 19,2002 • Landscape and Lighting Plan issued November 19,2002 The information included is limited,due to the Planning Board's request that the site plan engineering review be "abridged." The applicant is proposing an exterior alteration of the building not to increase the footprint of the existing structure. Re-striping of the parking lot and landscaping is also proposed. Because the building and the site are existing,most of the site plan review requirements are not applicable. For example,a full stormwater drainage and traffic report is not necessary. It would be most helpful to the Board for your firm to review the materials provided and flag any areas of possible concern. Any additional information required for further review should be requested. Review fees of$2,000 have been collected for this purpose. This item is scheduled for a Planning Board hearing on December 17,2002.It would be greatly appreciated if a review letter could be received in advance of that meeting. If you have any questions,please do not hesitate to call. Tha"u, Kathy cKen Town Planne rattael� December 17, 2002it's x z C� O n Attention: Eric Swanson A Vanasse Hangen Brustlin, Inc. w 101 Walnut Street P.O. Box 9151 Watertown, MA 02471 RE: Site Plan and Special Permit Review z 530 Turnpike Street North Andover, MA c� z Dear Eric, z z I have reviewed your letter elated December 12th, 2002 and have provided the following comments in response to your questions. These issues were reviewed with the owner John Mcgarry, and discussed with Kathy McKenna of The Town of North Andover and are as follows. F aSTANDARD ENGINEERING PRACTICE 1 SITE PLAN REVIEW v Answers to questions 1 thru 8: 1.) Based on the owners discussions with Kathy of the Town of North Andover your review was intended to be general in scope. The main reasons being that the vast majority of the conditions on this site are existing. Most changes planned are cosmetic in nature and do not require a complete and thorough review. Suffice to say that the parking will be adjusted to allow for a medical office use and to update the landscaping and general appearance of the site. 2.) The parking plan has been adjusted to allow for the minimum required handicapped spaces of five(5) as required by MAAB section 23.2.1. Also several building access ramps have been added to the site plan per your request. Standard construction detailing for the new walks, ramps and fences will be shown on the final construction drawings. 3.) Several drive lanes previously shown at 24'-0" wide have been adjusted to 25'-0" wide as required by local zoning ordinance 8.1.7. Issues related to the existing parking and drive lane conditions at the southeast corner of 530 Turnpike Street have been discussed with various town officials. The' consensus is that it is a pre-existing condition should be allowed to remain. The issue of Parking spaces of less than 9' x 18' has been corrected and all spaces now conform to a minimum of 9' x 18'. 339 MAIN STREET 2ud FOR 4.) The dumpster pad currently shown on the site plan will be enclosed with a SALEM,N.H. 03079 6-0" high fence to screen it from public view as required by local zoning bylaws section 8.3.5.e.x.v.i. TEL: (603)893-6414 FNX: (603)894-4358 ?ZICHARD :?. LM11BR`t,AIA 5.) The new sidewalks will be detailed on the completed construction drawings as per your request and standard building practice. 6.) Based on discussions with the Town of North Andover a complete site plan wwith existing topography and utilities will not be required for this general review. q All signage proposed for the new tenants will be submitted separately for review and approval by the town at a later date. v 7.) All proposed signage for the new tenants will be submitted separately for review and approval by the town. 0 w 8.) Previously shown changes to the existing curb cuts at the entrance drives have been corrected, no changes are currently planned to adjust the size and Q� or location of these existing driveways. However new pavement, curbing and zrelated signage is planned to recondition these existing driveways. DRAINAGEIENVIRONMENTAL REVIEW a, Answer to question 1: 1.) Based on discussions with The Town of North Andover your review was intended to be general in scope. Due largely to the fact that the vast majority of o the conditions on site are existing and most changes planned are cosmetic in nature. Currently there are no wetlands in the area of the proposed renovations to the building and paved areas. The areas of impervious material have been increased slightly around the site to improve the circulation. Also In addition the landscaped areas have also been increased to provide an added aesthetic value. Over all I feel the changes are minor in nature do not warrant additional work to the site utilities. If you have any additional questions or concerns please don't hesitate to give me a call. RespqLttylly yours, Patrick Finn - Project Arc Aitect Landry Architects 603 890 6414 389 MAIM S=ET 2nd FLOOR SALEM,N.H. 03079 TEL: (603)890-€414 FAA (603)894-4358 RICHARD F. LANDRY,AIA