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HomeMy WebLinkAbout2004-04-22 Additional Correspondence MEMORANDUM TO: North Andover Planning Board FROM: Heidi Griffin, Community Development & Services Director RE: Site Plan Review—CVS Pharmacy—Route 114 DATE: November 13, 2003 The applicant proposes a 13,013 square foot building to be utilized as a pharmacy with a drive- thru prescription window, and also proposes an accompanying 1,755 square feet of mezzanine space. This mezzanine space will not be utilized for retail purposes. My review is as follows: SITE PLAN REVIEW: i. NORTH ARROW/LOCATION MAP: This has been provided. ii. SURVEY OF LOT/PARCEL: This has been provided. iii. NAME/DECRIPTION OF PROJECT: This has been provided. iv. EASEMENTS/LEGAL CONDITIONS: Easements have been provided on the plans. Specifically, there is a 15' wide water easement and a 10' roadway widening easement along the frontage of the parcel on Route 114. V. TOPOGRAPHY: Both proposed and existing topography has been provided on the plans. vi. ZONING INFORMATION: Zoning information has been provided. The lot was rezoned from Business 4 to General Business at the May 2003 town Meeting. Also, the plans note that variances were granted for the 100' building setback from Route 114, as well as the 50' parking setback. vii. STORMWATER DRAINAGE: Please see attached review performed by the Town's consulting engineer. viii. BUILDING LOCATION: The building location has been provided. ix. BUILDING ELEVATION: Building elevations have been provided. The building is proposed to be 38'8" to the ridge of the building. The roof ridge will be dove gray clapboard siding with white louver, and fiberglass/asphalt roof shingles. The remainder of the majority of the building is plantation blend brick, With clear, storefront windows and tempered glass. Either colored architectural renderings or color samples should be brought to the public hearing for clarity for aesthetic purposes and to better visualize what the building will look like. X. LOCATION OF PARKING/WALKWAYS: 74 parking spaces are required under the zoning bylaw. The applicant has provided 77 parking spaces. However, the parking summary chart indicates that 71 spaces are required while the note underneath indicates 74 are required. The plans should be revised to reflect what is required by the bylaw. From a practical standpoint, it appears to me that the parking spaces located directly in front of the building on Route 114 could be problematic. It appears as those two or three of those parking spaces could be eliminated to avoid this confusion. For example, my concern would be someone leaving those parking spaces would attempt to turn right and try to exit via Route 114. This would occur where traffic is entering the right- turn only lane from Route 114, as well as traffic leaving the drive-thru pharmacy lane and there appears this may optimize the chances of an accident. Elimination of those parking spaces would not require zoning relief as the applicant would still be conformance with the zoning bylaw. The snowpile stock areas are denoted in three locations on sheet C-3; one is located in a travel lane adjacent to the drive-thru pharmacy lane; another is located where there are 16 parking spaces located along Route 114; and the final is located on the 9 parking spaces located along Peters Street. The concerns would be that the snowpile stock areas are in locations that are needed on the site for travel lanes for emergency access and needed parking areas. Tlie snowpile stock areas should be located somewhere on the site that will not impede access or paarldng. A. LOCATION OF WETLANDS/NOTICE OF INTENT: There are no wetlands located within 100 feet of this project as such a filing with the Conservation Commission is not necessary. Xii. LOCATION OF WALLS/SIGNS: Retaining walls have been identified. xiii. SIGNAGE: I have reviewed plans for wall signage as that is what has been submitted. We do not have any site signage as of yet. There is a typical "CVS Pharmacy" sign underneath the top of the roof ridge. The colors on the plan indicate that the background of the sign will be "CVS White" encased by a border of the color "Old Glory". Accompanying signs entitled "Food Shoppe", "I Hour Photo"and"Drive-Thru Pharmacy are smaller signs that will have brick behind the signage and are metal sign panels with exterior wall pack lights centered over the brick above the sign panels. It would be helpful if the applicant will bring either color samples or colored architectural renderings to the public hearing to visualize what the signage will look like from an aesthetic standpoint. xiv. LOCATION OF ROADWAYS/DRIVES: There are two proposed driveways for access and egress to the site. The main access drive is a 25' wide proposed driveway entering from Peters Street. Traffic can enter and exit from this drive, and there is a proposed stop sign for the exit lane. Additionally, two additional exit driveways are proposed on Route 114. They are each 20' wide and are right-turn in and right-turn out only. The traffic study indicates that trucks will only enter the site from the Peters Street driveway and will exit via the right-out only driveway onto Route 114. The applicant should provide an internal truck circulation plan that ensures the trucks can turn adequately throughout the site. xv. OUTDOOR STORAGE/DISPLAY AREAS: There is no outdoor storage being proposed. xvi. LANDSCAPING PLAN: The landscaping plan incorporates a large amount of trees and shrubs along the perimeter of the site. [white and Australian pines 5-6' in height, crabapples and pears 3.54' in height, etc.] However, there are only 3 crabapple pear trees between the property and the First Methodist Church. I believe this is due in part to the retaining wall that encompasses the remainder of the two property lines. xvii. REFUSE AREAS: A fenced in dumpster is located to the left of the property, adjacent to the Eagle-Tribune property and appears to be in a reasonable location. The dumpster is screened by 7 white pine trees also as a buffer to the adjacent parcel. xvi. LIGHTING FACILITIES: There is both wall lighting and stand-alone lighting on site. The wall lighting is an adjustable wall mount with clear, tempered flat glass, and is fully enclosed and secured with an aluminum lens frame with stainless steel hardware. The stand-alone lighting is arm-mounted with formed aluminum housing and doors. The applicant has also provided a lighting plan on the final sheet of the plans. The plan reveals that 29 lights are planned in total for the site, combining wall and stand-alone lighting. There are two twin-mounted lights, while the rest are single mounted. The luminaire plan reveals that lighting will not glare onto adjacent properties. xvii. DRAINAGE SYSTEM: Please refer to VHB's report for more details on the drainage. A subsurface detention system is proposed under the 28 parking spaces that front along Route l l4. I would like to also concur with the Department of Public Works if this type of detention system is acceptable to their standards for maintenance, etc. xix. TRAFFIC IMPACT STUDY: The project will require an access permit fiom MA Highway but has not yet been submitted. However,the applicant has submitted a traffic impact study. I will include the full review done by our traffic consultant, but for simplicity, I have cut and pasted what I considered to be the more imperative comments: • The trip generation assignment assumed a pass-by percentage of 25 percent. This assignment is consistent with EOEA/EOTC guidelines. It should be noted that based on ITE data, average pass-by rates for pharmacies could be as high as 49 percent during the weekday evening peak hour. • An evaluation of on-site vehicle and pedestrian circulation should be completed with regard to the proposed development and adjacent tenants. This analysis should include a plan depicting the turning and circulation requirements for delivery vehicles entering, exiting and within the site along designated delivery routes. • The addition of project related traffic to the study area roadways and intersections was shown to result in an increase in motorist delays, volume-to-capacity (v/c) ratios over anticipated fixture conditions with the proposed project (Build conditions) at the intersection of Salem Turnpike at Peters Street and Haverhill Street, No miligation or responsibility for inkifigation has been identified at this intersection, Mitigation should 1)c identified along with any right-of-way constraints. By identifying improvelnents that will increase capacity, the town of North Andover will have avaluable planning tool to wise to assess the project's impacts, as well as other projects along the Sale wit 1'urnpike corridor. • Preliminary design plans should be prepared for recommended improvements in order to evaluate the extent of the improvements and impacts to adjacent properties. No Highway Plans have been provided for review. • Detailed sight-distance measurements (stopping sight distance and intersection sight distance) were not provided in the report. Sight distances should be evaluated for the site driveway intersections at Salem Turnpike and at Peters Street Site Plan • A truck delivery plan should be prepared for the site depicting proposed truck routes. The plan should include an evaluation of the turning and maneuvering requirements for delivery vehicles using AutoTurn(D or similar computer model. No significant capacity improving measures have been identified for the intersection of Salem Turnpike at Peters Street and Haverhill Street, which currently is projected to be impacted by the project. Mitigation measures should be identified, knowing that right-of-way will be required, so that the town of North Andover has a planning tool to use to assess this project. The Traffic Memorandum also states that measures could be implemented to help alleviate impacts with potential queuing at the site driveway on Peters Street. These measures are in all likelihood required to prevent queues from blocking through traffic on Peters Street. .1 believe the above coinnient is the One I have the most conc.erns about. Theapplickint has noted in d1eir traffic impact Study that Nierrimacic Salle y 11anning Commission's 'I"ransportation Plan identified as bridge wideninfp project to the west (11F tile, study area on Route 114 and this has been fisted on the MA Ifighway 'I'll' fisting. But, this is not fisted as a current project on the '111). Also, the Town of North Andover applied for a Public Works Economic I)eveloputent grant back in 20,010 thal was not funded. Clearly, iiie "rown of North Andover has noted this intersection, as well as traffic on Route 1114 is crucial and identified as an area O' congestion and the filcelihood of then PWED Grant or the TIP bdng AnWed are n9nimaL ne traRic impact stul, pmvWed by the appkant indkoftes that 39 accidents occurred from 1998 through 2000 at the Peters Str6eVIRoule 114 intersection, 11nnHy, the app%nt noks in their traffic stucly that "possible strilming improvegnents on Peters Stmo, whkh wonki ben across to the We, are noted later hi this docunient ind will be d6cussed m4th NIA Ifighway Omni town ofh6mis during the Access Perini! ivvieev pracess". It iq)pears to ine that the Planning Board should emphasize to NIA Mghway and the proponent that modified striping, oft Peters "itreet be designed to, furlher enhance the access as a result of Hie trallc enteiing and exhing the proposed CVS Pharmacy. xviii. UTILITIES: These have been provided on Sheet C-4 of the plans. The project proposes to tie into existing water and sewer lines on Route 114. 1 will defer to the Department of Public Works and MHF for additional comments of capacity and flow. xix. FISCAL IMPACT: Although a full fiscal impact study has not been provided, it was projected at town meeting that the resulting tax revenue to the Town of North Andover would be approximately $78,000 per year. Clearly, it is easy to determine that a vacant parcel being used for commercial purposes is going to be a bonus to the town. However, the applicant should detail what portion of those funds would actually be a net gain to the town after factoring in school expenses, etc. I can find a sample of one done in the past and provide the applicant with a model they can utilize. xx. COMMUNITY IMPACT: The applicant has submitted a community impact statement from a registered architect. I would concur that the project as proposed meets the criteria of this requirement as outlined in his statement. October 27, 2005 Ms. Mary Ippolito Town of North Andover Office of the Planning Department Community Development & Service Division 400 Osgood Street North Andover, MA 01845 Dear Ms. Ippolito: We are in recite of your letter addressed to Don Smith of Saxon Real Estate Partnets regarding the CVS Stone Wall. D.F. Pray, Inc. job Superintendent Dan Bearse cell phone number 508-916-1238 will be contacting you this week to set up a walk thru and to correct the wall. If you have any questions please feel free to call me at 508-336-3366 ext 107 Sincerely, --Y Michael Burke Senior Vice President cc: Don Smith Dan Bearse MAB/dc Send VIA FAX (978)-688-9542 VIA CERTIFIED MAIL RETURN RECEIPT REQUESTED 7003 3110 0005 2001 0254 Building A"Yeellence Since 19.59 0:\1MikeB\CVS\CVS North Andover NiA\Ltr. to N4. Ippolito Plan'g Dept. 10-27-05,doc 25 ANTHONY STREET SEEKONK, MA 02771 TEL 508-336-3366 FAX 508-336-3384 1X/WW.DFPRAY.00M 11/08/2006 12:00 FAX 508 946 1390 SAXON REAL ESTATE 0 001 PARTNERSa� 200 Oak Point Drive Middleboro,MA 02346 C f Tel;(%8)947-3535 Faw.(508)99-1390 Facsimile Ta: Mn Ippolito Prom: Donald Smith Fax; (978)6W-9542 pages- 1 Rot CVS—corner of Rio 114 and peter ft eeet Deta: November 3,2006 CC: ®Urgeet 0 For Review [3 Please Comment 0 please Reply i ®Commentsi Dear Ms. Ippolito, As we discussed earlier today, we wanted to matte sure that the Town of North Andover doesn't have any outstanding permit issues with the CVS stare at the corner of late 114 and peter Street- We acquired this building two years ago after it was permitted and constructed by a company associated with the Eagle Tribune. At the closing, money was withheld from the seller to ensure that outstanding eonstnrAon items would be completed property. We have delayed the release of that money due to two issues: 1) the stone wall began to fail almost immediately, 2) we were told that there might be an issue about the construction of a sidewalk in front of the Eagle Tribune building. The wall was recently repaired and appears to be in good shape. Since it has been 2 years without any l complaints, I expect that the sidewalk 6 probably not an issue either—but I wanted to check In with you. i Our understanding of the sidewalk issue is as follows: (1) the original CVS permit may have included a requirement to extend the sidewalk in front of the Eagle Tribune building. (2)The new shopping center across the street from the Eagle Tribune than filed for permit, and their permit included expanding the roadway to a width that was beyond where the sidewalk would have been installed under the CVS permit. (3)The shopping center widened the road, but didn't install any sidewalk In front of the Eagle Tribune building citing that the CVS construction should have included that sidewalk(which seems like an illogical position since the road widening work was done on top of the sidewalk location—so any sidewalk would have been removed anyway). We would like to release the escrow to the seller—but just want to make sure that we won't receive a call the next day that the town is looking for us to Install a sidewalk in front of the Eagle Tribune building (to connect to the new shopping center's pedestrian crossing light). ' I hope this all makes sense and I apologize for asking you to spend time on something that quite likely is not a problem. We just wanted to make sure that the town has no issues with the work completion prior to closing out our transaction with the seller. Please do not hesltate to call with any questions. Thanks, Don