HomeMy WebLinkAbout2005-11-15 Bohler Response to MHF Comments T
352 Turp ike Road
Southborough;'MA 01772
B OHLER 508,480.9900
ENGINEERING P.c. a@bo8ereng. fax
maC�bohlereng.coft
September 26, 2005 RECEIVED
SEP 2 6 2005
North Andover Planning Board I��n "I 11-1i.JD0VL-k
400 Osgood Street PLANNING DEPARTMENT
North Andover,MA 01845
Re: Walgreen's Pharmacy&Retail Complex
Intersection of Route 114&Waverly Road
Map 27 Lot 16--21, 23-26
Dear Members of the Board:
We are in receipt of the review letter for the above mentioned project from Planning Board's
consultant,MHF Design Consultants,hie., dated August 31, 2005. Pursuant to that letter we are
forwarding to you revised site plans and the following responses to address the comments and
concerns brought forth in the review. Some of the comments require some additional
conversations between the Applicant and the Board,which we look forward to discussing at their
upcoming Planning Board meeting. The following responses coincide with the numbered
sections of the comment letter. The applicant's responses are as follows:
Section 3.1 No response required.
Section 5.5.6.2 The applicant will evaluate the Earth Removal Permit
requirement as outlined by the Town of North Andover's Zoning
By-Law. The applicant will make the appropriate flings and
requests for public hearings if applicable, pursuant to the
regulations.
Section 6.6.,E The applicant agrees to snake all the appropriate inquiries with
the Town Building Inspector.
Section 7.4 The Designing Architect, Edwards and Kelcey, will be
continuing design coordination with the Board and their review.
The ALTA plan has been revised to display the appropriate
maximum building height.
Section 8.1 Snow stockpile areas are indicated on the revised site plan. In
addition, a note has been added to the site plans requiring that
when the accumulated volume of stockpiled snow becomes an
impedence to pedestrian and vehicular traffic, excess volume
shall be removed from the site. (See Sheet#3)Also, in response
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to a Conservation Commission comment, signs have been added
to locations within the 100' buffer zone reading"No Snow
Stockpiling".
Section 8.1.2 The applicant is aware that the proposed site plan depicts the
minimum required parking spaces required for the general retail
use. Also,the applicant is aware that additional parking may be
required if a use other than retail is contemplated for the spec
retail building.
Section 8.1.11 Attached herewith you will find a truck maneuvering exhibit
depicting a WB50 delivery truck maneuvering into, around, and
out of the proposed development site.
Section 8.3.5c Landscape plans stamped by a registered Iandscape architect are
enclosed herewith. (See Sheet#7)
Section 8.3.5.e.ii For clarity,the tax map lines and the abutter information is
annotated on the demolition (exiting conditions)plan for those
abutters located across a public road. Also,the demolition plan
now includes the utilities that are detailed and indicated on the
ALTA plan.The ALTA plan has been stamped by a surveyor
and is enclosed herewith.
Section 8.3.5.e.iv The revised site plans enclosed herewith display the current
proposed mitigation along the Route 114 roadway. The
consulting traffic engineers,Vanasse&Associates,Inc. are
coordinating this design with the Massachusetts Highway
Department and a note referencing their plan is depicted on the
revised site plan. (See Sheet 3)
Section 8.3.5.e.vi Abutting property uses surrounding the site are now shown on
the demolition plan(See Sheet 2). The project Attorney, Vincent
Manzi is confirming the notification relating to abutting
properties located within the City of Lawrence, as well as the
Town of Andover.
Section. 8.3.5.e.vii Refer to drainage responses below.
Section 8.3.5.c.viii We will continue coordinating site design and Architectural
Building Design throughout the permitting process.
Section 8.3.5.e.ix Edwards and Kelcey,the designing architects for the proposed
development will provide a presentation to the Planning Board
outlining the proposed building's characteristics.
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Section 8.3.5.e.x Proposed sidewalks are being connected to the existing sidewalk
in Waverly Road to provide access to the residential.apartments
located across Waverly Road. In addition,the revised Site Plans
attached hereto depict an additional sidewalk that will provide
access to Waverly Road. Also, a set of stairs is being proposed
near the front left corner of the spec retail building which will
provide a straight, short,and quick access to the abutting
retail/commercial development adjacent to the property on RT
114 as requested by the PIanning Board. (See Sheet 43)
Vanasse &Associates will be addressing the issue.of proposed
offset drives and their relative functions as well as site distance
relative to the drive access orientations.
A relatively level shoulder is proposed for approximately 3-4
feet beyond the proposed/existing sidewalk along Route 114.
This along with proposed guard rail should provide adequate
protection to pedestrian traffic..
Section 8.3.5.e.xi. A Notice of Intent has been filed with the North Andover
Conservation Commission. A public meeting was held on
September 14, 2005.
Section 8.3.5.e.xii The proposed wall that will be located behind the proposed
buildings is anticipated to be a Versalock type segmented wall.
The proposed finished color at this time is unknown. A
definitive design of this wall shall be provided prior to
construction.
Section 8.3.5.e.xiii The site plan has been reviewed and revised to accommodate
appropriate granite curbing consistent with the existing curbing
along Route 114. (See sheet#3)
Section 8.3.5.e.xv Please refer to the below responses for other portions of
landscape review. Also, a mote has been added to the landscape
plan regarding the installation of an irrigation system. The
contractor shall provide shop drawings to the design engineer
prior to construction and for review and approval. See Sheet 47.
Section 8.3.5.e.xvi Details of the proposed dumpster screening will be forth conning
with Architectural details. The refuse area for the general retail
has been increased to a 10' x 20' area and relocated so that the
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meters and/or valves are located outside of the enclosrire. (See
sheet#5)
Section 8.3.5.e.xvii Proposed details are provided for the proposed light fixtures and
poles. Poles 5-Y-3 and 8-Z-3 have been revised to be located at
the intersection of parking space striping within the parking
areas. (See Sheet 48)
Section 8.3.5.e.xvii Refer to drainage responses below.
Section 8.3.5.e.xix The traffic consultant,Vanasse& Associates, Inc.,will be
addressing this issue.
Section 8.3.5.e.xx The traffic consultant,Vanasse& Associates, hie.,will be
addressing this issue.
Section 8.3.5.e.xxi The utility plan has been revised to clarify the proposed electric
service Iine to Walgreen's. (See Sheet#5)Also,the location and
size of the proposed electric transformer for the spec retail
building has been revised. We have made a presentation at the
Technical Review Committee meeting. At the meeting,
representatives from the Department of Public Works as wel I as
the Fire Department were at the meeting and had no comments at
that time. To date we have not received any comments or
approvals from those departments.
The detail sheets have been revised to depict a scale of 1 inch
30 feet, or as noted. Note: most of the details are not to scale.
The gas service lines shown on the utility sheet are lines that
service existing residential homes along Turnpike Street that will
be abandoned. The plans have been revised to depict that(See
Sheet#5). The label "See note 10" refers to a note on the ALTA
Survey Plan. The label has been revised for clarification (See
Sheet#5)
Section 8.3.7.8.a.ii.a. The applicant is aware of the additional permit requirements of
this proposed development. The applicant agrees to make these
requirements part of a conditional approval from the Planning
Board.
Section 8.4.1-5 The Plans have been reviewed and revised to accommodate the
referenced regulations. The Applicant looks forward to
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discussing the proposed landscape platys with the Board at their
next scheduled public meeting.
Section 15.2.1.a.v At this time there is no proposal for the spec retail building. The
general retail drive-thru facility is provided for consideration of
any potential tenant. The applicant is aware of the allowed uses
within the zoning district.
Section 15.3.b.i. The applicant will agree to a condition of approval that will
require a survey plan to be endorsed by the Planning Board for
the combination of the ten existing lots.
The Applicant's attorney will review and confirm owner's
authorization and related information for the owner's of Lot 25,
Section 15.4.1.b.3b-1 The applicant's traffic consultant,Vanasse&Associates,hie.,
will be addressing this issue.
Section 15.4.1.b.3.b-2 Ingress/Egress and internal traffic circulation was discussed at
the Planning Board's last public meeting, In addition to those
discussions, we enclose herewith a truck maneuvering exhibit
which depicts internal truck maneuvering as well as pedestrian
vehicle maneuverings within and through the site. A queuing
analysis for the drive-thru operations will be provided by the
applicant's traffic consultant, Vanasse &Associates, Inc.
Section 15.4.1.b.3.f We would request that the Planning Board make the
determination or solicit the Building Inspector for the
requirement on meeting Section 8.9 Lot/Slope Regulations.
Drainagegn Comments:
D-1 The Geotechnical Report and Soil Logs are enclosed herewith
for your review. See below comments for further explanation of
test pit requirements.
D-2 The proposed Times of Concentration calculations within the
hydro cad stormwater modeling has been reviewed and revised.
Existing flow paths have been assigned a higher coefficient of
friction which results in a higher pre-development time of
concentration. This does result in a reduction in pre-
development flow. This required a modification to the outlet
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control structures for the proposed detention basins. Those
revisions are displayed on the detail sheets of the revised site
plan set(See Sheet 410). No other modifications to the
detention facility were required.
D-3 Pre-development and post-development calculations have been
separated for ease of review.
D-4 The recharge calculations for the proposed development have
been revised to include the entire impervious area of the
proposed development. The revised calculations do not take
credit for any existing impervious areas Iocated onsite.
D-5 Underdrains within the proposed detention basins have been
removed. The underdrains have been relocated to be up gradient
of the proposed detention basins, resulting in a lowering of the
existing groundwater table to be below the detention basin
elevation. This will promote infiltration to the groundwater with
the appropriate separation without any short circuiting as a resu It
of the underdrain system.
The Applicant is aware that there is high groundwater present
onsite. The high groundwater will require a series of
underdrains around the detention basin as well as the interior of
the site. The Applicant believes that utilizing an under drain up
gradient of the detention basin will promote recharge into the
groundwater consistent with the intent of the storinwater policy.
D-6 The additional underdrain has been added along the parking edge
near the tow of the proposed 2 to 1 slope(See Sheet 45)
D-7 Proposed plans from the retail development to the east of the
project known as Eagle Wood have been reviewed-and
considered in the drainage computations. The proposed
development of Eagle Wood will utilize curbing in the areas in
question. As a result no offsite flows will discharge onto our
proposed development, other than those anticipated in the
drainage computations.
D-8 A Vortsentry detail has been provided within the revised Site
Plans(See Sheet#11). Final shop drawings are required to be
obtained from the manufacturer prior to installation.
D-9 The Applicant has reviewed the comment concerning the
separation between roof discharge runoff and stormwater site
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runoff. For efficiency purposes, installation requirements as
well as long term maintenance requirements were considered.
The additional cost for installation and the additional cost of to€rg
term maintenance far outweigh the additional costs that will be
endured with the installation of a larger Vortsentry unit.
Therefore no modification have been made to the plans.
D-10 The Notice of Intent Stormwater forms and Operation &
Maintenance plans are included within the drain►report for
review.
D-11 Revised detention basin outlet control manholes are proposed.
They incorporate an internal orifice/weir control. A trash rack is
still proposed at the exterior of the outlet control manholes, but
the height has been reduced significantly. The proposed height
now is approximately 30 inches where previously proposed was
5 feet. (See Sheet##10)
D-12 The Applicant is presently in the process of the Notice of Intent
review by the Conservation Commission. The revised Site Plans
do include a revision to the Sediment&Erosion Control Barrier
located outside of the 25 foot no-disturb zone.
D-13 An exhibit is included herewith displaying grading information
on the Drainage&Utility plans.
D-14 A detail of a double grate catch basin is included herewith. The
proposed sub-drain detail has been classified to be preliminary.
Definitive coordination will be required with the geotechnical
engineer prior to construction.
D-15 The existing 4 inch PVC pipe along Waverly Road is a cross
culvert underneath an existing driveway. This will be removed
during construction and the demolition plan has been revised to
depict that(See Sheet 92). The same plans have been revised to
depict the existing drain. Proposed siltation barrier labels have
been revised accordingly(See Sheet 96). The proposed catch
basin along Turnpike Street has been relocated as not to be over
the existing sewer line(See Sheet 45).
D-16 The Applicant believes that the existing placement of the catch
basins will provide adequate protection against any excess
sheeting of ice and will not provide any excess ice buildup
during winter seasons.
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We like to thank the Board for their review and consideration of the proposed development and
look forward to the continued discussions at your upcoming Planning Board Meeting. if you
have any questions or comments prior to then, please do not hesitate contact either of us. Thank
you.
Sincerely,
BOBLER ENGINEERING,P.C. _
James A.Bernardino,P.E. William D. Goeb 1, P.E.
CC: MHF,Design Consultant
Robert Korff
Vanasse Associates,Inc.
Edwards&Kelcey
Vincent Manzi,Esquire
W041029
Ltr Planning Board 09-14-05_doe
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