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Home My WebLink About2007-05-17 Application SPR : Town of North Andover Office of the Planning Community Development Osgood Stet ServicesDepartment Division o C)s arNorth Andover, tstts01!'r15 .. b 00 00 all 19 All * , Lincoln Daley P 978-688-9535 Town Planner F 978-688-9542 i°t A,��°�'��°"�"`'"'' T I Town of North Andover Planning Board Application for Site Plan Special. Permit Please type or print clearly: 1. Petitioner: San Lau Realty Trust Address: 109 Main Street-,North Andover. MA 01845 Telephone Number: (978) 686-8683 2. Owners of the Land: San Lau Realty Trust Address: 109-123 Main Street-North Andover MA 01845 Telephone Number: (,978) 686-8683 Number of years ownership: 38 years +/- If applicant is not the owner, please state interest in property: N/A 3. Request for a Special. Permit under Section 8.3 & 10.3 of the North Andover Zoning Bylaw to: Renovate the existing Messina's Shopping; Center. The.work shall include the renovation and reconstruction of all structures as shown on the i-ecord drawings. Also included is the renovation of the existing parking lot, site lighting and lndscapin;as also shown an the record plans. 4. Location of Property: 109 — 123 Main Street—North Andover MA Zoning District: General Business District Assessors: Map: 29 Lot# 48 Registry of Deeds: Book: 1122 Page# 403 5. Existing Lot: Lot Area (Sq. Ft): 145,893 sf Building Height: 35'Max. Street Frontage; 1,1801f ►/- Side Setbacks: 21.20 feet Front Setback: 24.60 feet Rear Setback: 38.80 feet Floor Area Ratio: 0..334 : 1 Lot Coverage: 29.1.8% 6. Proposed Lot(if applicable): Lot Area (Sq. Ft): 145,893 sf Building Height: 35' Max. 109-123 Main Street Page 2 of 3 Site Plan Review Special Pennit Application January 19,2007 Street Frontage; 1,1801f+/- Side Setbacks: 28.76 (bldg)/ 15.02' (canopy) Front Setback: 24.60 feet Rear Setback: 52.80 feet Floor Area Ratio: 0.34 : 1 Lot Coverage: 29.04% 7. Required Lot (as required by Zoning Bylaw); Lot Area (Sq. Ft): 25,000 sf Building Height: 45' Max. Street Frontage; 125' if Side Setbacks: 25.00 feet` Front Setback: 25.00 feet* Rear Setback: 35.00 (50.0 feet}** Floor Area Ratio: N/A Lot Coverage: 35% *Note that Section 7.3 Yards (Setbacks) of the NAZB provides that"Buildings on corner lots shall have the required front setback from both streets..." ** See Note 2 to Table of Dimensional Requirements which provides that "Adjacent to residential districts, an additional 15 foot ... rear setback shall be required. The first 15 feet of the total setback abutting the residential district shall remain open and green, be suitably landscaped, unbuilt upon, unpaved and not parked upon..." 8. Existing Building(if applicable): Ground Floor(Sq.Ft.) 42,580 sf+/- # of Floors 2 stories Total Sq. Ft.; 50,213 sf+/- Height: 3 5' max. +/- Use: Retail, restaurant, grocery, service and professional office. Type of Construction: Wood frame and concrete block 9. Proposed Building: Ground Floor (Sq.Ft.) 42,580 sf+I- # of Floors 2 stories Total Sq. Ft.; 52,010 sf+/- Height: 35' max. +/- Use: Retail restaurantgrocery,...service and professional office. Type of Construction: Wood frame steel frame and concrete block 10. 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? Applicant obtained Site Plan Approval by decision, dated May 12, 1986, to allow for the"demolition of Mister Donut building, extend and rehab existing shopping center, including construction of approximately 55,000 s.f of retail space." Modification to Site Plan Approval, dated November 20, 1989, was issued by the Board to allow for the improvement of the lot's back embankment with a rip rap wall, along with landscaping improvements. 11. 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 February 13, 2007 Mr. Gerald Brown, Building Inspector Town of North Andover North Andover, Massachusetts 01845 Re: Proposed Commercial Renovation & Addition Project-Messina's Plaza 109-123 Main Street,North Andover, MA The following is intended to clarify the proposed square footage breakdown for the proposed commercial renovation/addition project and at Messina's Shopping Centre 109-123 Main Street, North Andover, MA, Square Footages: First Floor I. Restaurant 1,912 sf 2. Retail Space 40,411 sf Total (First Floor) 42,323 sf Second Floor I. Office Space 7,769 sf 2. Storage Space 1,900 sf 3. Un-Occupied 206 sf Total (Second Floor) 9,875 sf Batik Kiosk 1. Retail Space 208 sf Total Project Square Footage 52,406 sf If you have any questions regarding these or other issues for the proposed commercial building project at 109-123 Main Street,North Andover, MA,please call my office. Respectfully submitted, Stephen W. Livermore Project Architect SWL/squarefootageltr#1 K. 14. Moran, 0 Co., Inc. P" "nx 4485/721 1 iviiiiietoii (l)clively) 01970 f lio w (978) 744-5354 I'dx (978) 740-9161 HH U NTIUss AssocIATES I,aw1wape lb-chileclure (.t, Lan(I PImming January 19, 2007 Mr. Richard Nardella North Andover Planning Board Town of North Andover Department of Planning & Community Services 1600 Osgood Street North Andover, MA 01.845 Re: Messina's Shopping Center- 109 Main Street, North Andover. Dear Mr. Nardella: On behalf of San Lau Realty LLC, we are pleased to provide the following Site Plan Review application regarding the renovation and reconstruction of the existing retail shopping center, parking, walkways, site lighting and landscape improvements at 109-123 Main Street, North Andover, Massachusetts. As you are aware, this application is submitted pursuant to Section 8.5 and Section 10.3 of the North Andover Zoning Bylaw. We have prepared one set of plans entitled: Site Plan Special Permit Application Plans — Messina's Shopping Center, North Andover, Massachusetts. I am confident that you will find these plans to satisfy the requirements of the North Andover Zoning Bylaw. The site contains 3.4 acres and approximately 180 parking spaces within the General Business (GB) zoning district, Presently, the existing buildings contain over 50,000 square feet of retail, grocery, restaurant and professional office space. This application proposes the construction of new buildings in the area of the existing market, retail pharmacy and liquor store. The additional existing structures, containing retail stores, restaurant and professional office space, are intended to remain in place. All new and existing structures to remain will be provided with new architectural facades, windows, rooflines, signage and lighting as shown on the record plans. This project represents a significant upgrade to the existing conditions and will add vitality, improved parking, landscaping and pedestrian access to the downtown area. You will also note on the record plans that we have shown an "Optional ATM Kiosk" at the corner of First Street and Main Street, This structure was provided to help address the desire of Town officials to bring building structure to the street. The plans also provide area for walkways and benches adjacent to this structure. I have attached hereto an I IxI7 copy of the conceptual elevation and footprint of the proposed building. We look forward to discussing this option with you throughout the public hearing process. 17 Tewksbuty Street-Andover,Massachusetts ph. 978.470.8882 f.r. 978.470.8890 f I Mr. Richard Nardella January 19,2007 Page 2 of 3 The following are a list of waivers hereby requested for submission of information required for a Site Plan Review Special Permit applications. 1. Community Impact Statement - As this project represents the redevelopment of an existing commercial plaza it is anticipated that the changes will have an obvious positive affect on the issues associated with community character. 2. Fiscal Impact Statement — The redevelopment of the existing plaza will also provide an obvious fiscal benefit to the Town without incurring any negative impact to either tax base or municipal services. 3. Traffic Impact Study— Traffic and circulation of vehicles and pedestrians is certainly an issue we will discuss throughout the permit process. We have engaged DJK Associates, Inc to review existing and proposed truck access and vehicular circulation associated the plaza. Dermot Kelly of DJK is preparing a traffic memorandum and reviewing the turning radius' associated with larger vehicles. Because this project represents the renovation of an existing plaza without the increase in building program or major alteration to existing curb cuts we would like to request a waiver on this item to allow a more informal review. The project team, which helped in the preparation of these documents, consists of the following professionals: Huntress Associates, Inc. Registered Landscape Architects Marchionda & Associates, LLP Registered Professional Engineers & Surveyors HH Morant, Architects Registered Architects DJK Associates, Inc. Professional Traffic Engineers Smolak& Vaughan, LP Project Attorney We are prepared to have these professionals in attendance at the required public hearings to respond to any and all concerns raised by the board. The following is a brief summary of the Special Permit findings to be satisfied by this application. NAZB Section 10.31, SPGA findings to be met: a. The specific site is an appropriate location for such use, structure or condition. The site is zoned General Business and presently contains just over 50,000 square feet of retail, restaurant, grocery and professional office. The proposed reconstruction/renovation of the existing plaza will not increase the size of existing buildings or provide for a significant change in use. As such the proposed condition will operate much as the existing condition does, with significant improvements to architectural facades, walkways, parking, fighting, and landscape. 17 7eivksburp Street-Andover,Massachusetts plr. 978.470.8882 fr. 978.470.8890 i Mr. Richard Nardella January 19, 2007 Page 3 of 3 b. The use as developed will not adversely affect the neighborhood. The proposed uses will match the existing uses and are all allowed by-right in the General Business (GB) zoning district. c. There will be no nuisance or serious hazard to vehicles or pedestrians. The proposed layout will improve on-site circulation and provide for enhanced pedestrian connections throughout the property. d. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. The proposal includes plans to improve existing drainage and utilities throughout the site. e. The SPGA 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. This project is in harmony with the general purpose and intent of the North Andover Zoning Bylaw, and has specifically met the requirements through the following efforts: 1. Existing buffer zones and landscape has been increased throughout the site. 2. Improved circulation, arrival, site lighting, pedestrian walkways and provision of improved handicapped parking at the entrance to the buildings. We are confident that the plans and supporting information we have submitted are in keeping with the general intent of the North Andover Zoning Bylaw, and are in the best interest of the neighborhood and the Town of North Andover. For the reasons outlined above, we respectfully request that the Planning Board issue a Site Plan Review Approval for the proposed project. We appreciate your time and consideration with regard to this matter and we look forward to working with you throughout the approval process. Please feel free to contact my office with any further questions or concerns. Sincerely, Huntress Associates, Inc. Christian C. Huntress Landscape Architect Cc: Anne Messina—San Lau Realty 17 TeWisbury Street-Andover,Massachusetts ph. 978.470,888.2 fr. 978.470.8890