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Home My WebLink About1986-07-21 Decision SPR 0 /r 1 j July 21, 1986 Mr . Daniel Long, Town Clerk Town Office Building North Andover, MA 01845 Rea CABOT VILLAGE SPECIAL PERMIT THROUGH SITE PLAN REVIEW Dear Mr. Long: The North Andover Planning Board held a public hearing on Monday evening, March 24, 1986 in the Town Office Meeting Room upon the application of Forbes Realty (J. Philbin) of 401 Andover St. , N. Andover, MA. The hearing was advertised in the North Andover Citizeno rchM6 ahnd�arc�83, 198G. The fo to i m �b ers were presen N arc meeting: Pic ae Lg. oberts , Chairman; John L. Simons; John J. Burke and Erich W. Nitzsche> The petitioner seeks a Special Permit under Section 8, paragraph 3; Site Plan Review. The. purpose of the Site Plan Special Permit is to review Forbes Realty' s proposal to construct a new office building with associated' parking. The premises is located on the east side of Peters St....& Route 114 and known as 57 Peters St. possessing 2.8 acres in a Business 4 (B-4) Zoning District. The applicant proposes a 2 1/2 story wood and steel frame building totalling 50,000 square feet . The building height is proposed to be 60 feet with parking for 143 vehicles, lot coverage is 15 percent . John Burke rad the legal notice and opened the public hearing. Letters from the Highway Deaartment, Burns & Levinson (which Mr . Burns waived) , Sherman Eidelman of the State . Department of Public Works, Fire Department and Board of Health were read into the record. Russell Bodner, attorney for Forbes Realty Trust 'gave a brief overview of the project and introduced the other parties associated with the project: Attorney Novak, First United Methodist Church, Jonathan Woodman, Richard Kaminski . - Project name is Cabot Village which will be a Medical/Office buiding with 50, 000 s . f . of space. - Two Buildings with walkways between therm. - Possible tenants : HMO, bank, offices : financial, legal, accounting, medical, dental. Approximately 40 o already taken. - Screen parking. - The site possesses 6 .08 acres . - Meets all zoning requirements . -- Water and Sewer tie in will be from Fte 114. - Trash disposal by a private firm. f -No increase in rate of runoff . L afG .l_V i_L L)SY.L 11'�] a4Q 4Cf[I Cdl L7 .L V.L il_1.13 UJ_J_C11 L.0 Histor— of what transpired when la-d was purchased by the Church. - Tribune was given the right of first refusal on the property. - Quoted a Merrimack Valley Planning Commission Traffic Study, 1985, which stated that the 114 area is a service level - E, near capacity. Requested the Board to deny the Site Plan Review. MOTION: -John Burke SECOND: Erich Nitzsche VOTE: Unanimously to close the public hearing and take the matter under advisement and to accept the Traffic Study information when it becomes available for review. At the Planning Board meeting of July 7, 1986 , the Board accepted the Traffic Impact Study from the applicants representative, Mr. William Place for review and consideration. The following material was included, but not limited to, in the review of the Site Plan Review proposal: -Letter of presentation (no date) --Elevation plan dated January 27, 1986 by Woodman Assoc. -Site Plan dated February 3, 1986 by Woodman Assoc. and Kaminski Assoc. -Environmental Notification Form received by the Planning Board office on April 7, 1986 by Kaminski Assoc. -Certificate from the Executive Office of Environmental Affairs dated July 9, 1986 --Letters from the State Dept. of Public Works dated 3/27/86 and 2/20/86, and subsequent letter received 6/16/86 undated. -Route 114 draft Traffic Study by the Merrimack Valley Planning Commission date May 1985 -Traffic Impact Study dated May 1986 by Kaminski Assoc. --Traffice Impact Study May 1986, revised July 1986 The following Members were present and voting at the July 21, 1986 meeting when the Board rendered their decision: MOTION: SECOND: VOTE: TO CONDITIONALLY GRANT THE PETITION FOR SITE PLAN APPROVAL UNDER THE SPECIAL PERMIT PROCESS FOR FORBES REALTY, THE APPLICANT, SUBJECT TO THE FOLLOWING: 1 . The Planning Board has determined that the propsed USE is permitted at the site in accordance with Section 4.127 - Business 4, of the Zoning Bylaw. 2 . The Planning Board has also determined that the scale and size of the propsed building is not in keeping with the surrounding neighborhood, and thus will generate an excessive amount of traffic and create extensive traffic impacts on a nearby intersection where the highest accident rate exists along Route 114. Based on the expanse of pavement and the sie of the building, the detention area is not adequate to mitigaee runoff from all major storms and will overflow to Route 114 and abutting All_-___.G_._- -I-- ._ + t -_ . - . L�-ct �� a.vat�zt7n unaer oec-:ion o.j , ozre Flan xevzew ror consideration -,f a considerable reduction in the square footage o1 the proposed building on this site . 3 . A 100 foot setback along Rte 114 and Peters Street to be open green space, not paved or parked upon, shall exist with accompanied plan of detailed landscaping . 4. The access/egress from Peters Street shall be a one way access only. 5. A 10 foot green area between the church and parking spaces shall be planted with dense evergreen foliage that visibly screens the lot from all sides of the church. 6 . All exterior lighting shall shine inward to the property and not toward any abutting land 'or buildings . 7 . The driveway entrance and entire site shall be sloped to prevent any surface runoff from slowing onto Route 114 and abutting properties . 8 . In accordance with the Fare Departments recommendations dated 2/10/86 and Highway Surveyors recommendations dated 2/21/86 . 9 . A complete detailed landscaping plan shall be submitted for review under the reapplication. Subject to security to be retained by the Town for proper planting and supervision. 10. In accordance with all State Permits as required. In conditionally granting this Special Permit, the Planning Board finds pursuant to Section 10 .31 CONDITIONS FOR APPORV'AL OF SPECIAL PERMITS OF THE ZONING BYLAW the following: The site, 57 Peters Street is an appropriate location for the proposed USE; - The USE, an office building, will not adversely affect the neighborhood if sufficiently reduced in square footage. The location of this site as it relates to the surrounding environment requires a limitation to placed on the size of operation and extent of facilities, as allowed under Section 10. 31; - There will be no nuisance or serious hazard to vehicles or pedestrians if the applicant complies with the aforementioned stipulation in this decision Adequate and appropriate facilities, such as town water, sewer and adequate parking and green space, will be provided for proper operation of the proposed uses. Based on site visits, the hearing process, and reviews from outside departments and agencies, the Planning Board will permit the allowed USE with the reduction in the scat and size of the building, to be considered harmonious with the 'general ' purpose and intent of he Zoning Bylaw. Sincerely, FOR THE PLANNING BOARD Erich Nitzsche C1-- i.rman I - EN/kn cc: Fare Chief Highway Public Works NACC Police Chief Health Building Applicant Engineer Mate DPW State DEA File Interested Parties 1