HomeMy WebLinkAbout1996-06-04 WAIVER SPR 168-180 PIeasant Street
Waiver of Section 83 of the Zoning Bylaw - Site Plan Review
The Planning Board herein WAIVES the requirements of Section 8.3 of the Zoryijig bylaw - Site
Plats Review as set forth in Section 8.31(3) of the Zoning Bylaw. The waiver request was
submitted by Jahn I Willis, Jr_, Attorney for Pleasant Street Trust on May 30, 1996 for property
located at 16 8-180 Pleasant Street. The project involve interior renova#ions of the portion of the
property formerly occupied by Eaton Apothecary.
Findings of Fact:
1, There will be no modification of the structure beyond its existing footprint_
_ The proposed use, the expansion of an existing doctor's office, will be a less intensive use
than the previously existing pharmacy. The proposed use requires less parking spaces and
will produce less traffic than the previously existing use,
3, The amount of impervious surface will not increase however a dry well will be installed to
take drainage from the roof leaders on the existing building to pirovide aiitigat ion of that
storrn water runoff,
4. There arc no wetlands on the site-
s. There is an existing sign which will be rcnovated according to the needs of the expanded
doctor's office and is in accordance with the current sign bylaw-
6- The site is limited in terms of areas available for landscaping. A planter will be placed
between parking spaces number 7 and 8. Foundation plantings will be utilized between
the building and the parking spaces numbered I through 6.
7, Appropriate lighting will be placed on the exterior of the building in a rnaruier consistent
with the current lighting_ All lighting must be downcast and Faust not shine onto abutting
properties.
S. The applicant has subrr ted the following plan containing all of the basic requirements of
are official site platy;
Proposed Parking flan for Land in North Andover, Mass.
Prepared for Loretta Millis
Scale: I"= 4'
]date: June 4, 199
Prepared by: Christiansen & Sergi
a) Surnmer Street
b) Haverhill, MA 01830
F v
9. Any revisions to a deveiopment that has secured site plan feview waiver shall be subtr ttpd
to the Town Planner for review_ If the revisions are deter-mined to be �3ubstant]al and
materially different by the Town Planner, the Town Planner shall direct the applicant to
resubmit the site plan to the Plamka Beard in accordance with the provisions &chits
Section-
Dee is i a n-,
Given the above Findings of Facts, the Planidrxg Beard hereby determines that the new use
(do ctor's offi") of the elxisung structure [oeated at M8-t8Q PIeasant Street will not have a
siOficant impact, both withir the site and in r�,Aatlon to adjacent properties and streets, an
pedestrian arsd vehicular traffic, public services and infrastructure, environmental, unique and
€�stor-ic resources, abutting properties, and community needs.
The PIaiiriing Board hereby WAIVE S the requirement of Site Flan Review_
cc_ Applicant
Assessor
Building Inspector
Conservation Admirt strator
Director of Public Works
Engineer
File
Fire Chief
Health Agent
Pokce Chief
W ILLIS and WILLIS
Attorneys-at-Law
160 Pleasant Street
North Andover, Massachusetts 0184 5-2 797
Te[ephone (568) 68 -3561
JOHN J. WILLISFax (508) 734-8363
JOHN J. WILLIS, Jl .
May 30, 1996
orth Andover Planning Board and
Mrs. Kathleen Colwell, Town Planner
Town Hall
North Andover, MA 01945
Re: Modification of Property at 165-18O Pleasant Street,
North A-ndover, Massachusetts
Dear Gentlemen and -Mrs. Colwell:
John J. Willis, as Trustee of Pleasant Street Trust is
currently contemplating the interior renovations of the portion of
the above--captioned property formerly acc-upied by Eaton Apothecazy,
a drugstore . Gt,her than cosmetic exterior changes, there will be
no modification of the structure beyond its existing footprint.
The interior of the space formerly occupied by Eaton
Apotheoary will be minimally repartitioned, additional bathrooms
will be added, and the apace will be oarpeted and decorated to
function as the waiting rocm and business offices for Dr. Sob ado.
There will' be aocess provided between his existing space and that
formerly occupied by Eaton Apothecary via a doorway to be placed in
the common wall between the two existing spaces. The existing
entrance way to Fir. Sobrado ' s operations will be closed except as
an emergency exit. The new entrance will be via the cornet' of the
building formerly occupied by Eaton Apothecary.
As the buildings are presently in existence and have been
continuously occupied since their initial const ction on the
corner in 1956 and were built in accordance with the Zoning By-Law
in existence at the time of ezection. The building is a lawfull
existing non-conforming structure which is grandfat.hered in under
Sass . Gen. Laws Ch. 4QA, As the structure and the use of the
building predate the initiation in the Town of Korth Andover of
both site plan review and off street parking requirements, it is mY
belief that neither of these portions of the By-Law should be
applied to the anticipated project.
Page
Forth Andover Planning Board
and
Mrs. Kathleen Colwell., Town Planner
Regardless of this and in the interests of expediency, you
will find enciosed a Lot layout plan and the information generally
required for site plan review. It is the intention of the owner
and is hereby submitted that these criteria will be complied with
dur i.nq the course of construction of the project.
In order to avoid any possible confusion or disputes at a
later time, would we ash[ that the North Andover Planning 5oard
either rule on the issue regarding' grandfathering of the project in
connection with site plan revienw or in the alternative ex8rcise
their powers under the newly gassed Town By-Law in connection with
site plan review to waive the formal requirements of site plan
review and adopt the site plan criteria filed by the owner and
attached hereto with any appropriates additions or modifications the
Board deems necessary for the proposed project.
I would hope that this mattar could be addressed at your
meeting to be held on June 4 r 1996 .
Sincerely,
n
f
o F1 i1is, Jr.
A torn+ y for Pleasant Street 'gust
JJW: C
encs.
i a PLEAsAINT sT T
Site plan Criteria
1 . North Arrow Locatign Man.
The site is located on the westerly side of Chickering Road
(Route 125) at the corner of Chickiaring RQ ad and Pleasant Street.
The land uses surrounding the site are as fal.l.ows;
1. Northerly, Haffner' s Gas station;
2 . Easterly, on the opposite of Route 125 the First Essex
Savings Bank aid kitty-cornet r across the intersection,
Buco ' s Multi-Lase retail plaza;
3 . SctItherly, on the opposite of 2jea8ant St2aet, multi-
family residential and sizigle family residential
structures in an V4 zone; and
4 . westerly, an adjac-ent office building containing a
Dentist, Real Estate Firm, Taw Offices , and Educational
Associates.
2 . Survey of ots Parcel .
See plan showing existing Lot ccnfiguratjan, building and
paver fl nt locations and available parking overlaid an the plan. The
parking lot will be striped as shown on the plan. Fire lame will
be marked.
3 . Namg-ZQescrintion oP Pro ' ect.
Property is owned by Pleasant treeIE Realty Trust, John J.
Willis, Trustee, c/o 160 Pleasant Street, North Andover, MA 01845,
Tel . No. -(508) 685-3551. The project will have a single tenant,
Dr. Alberta Sobradcf s Ca--Med Pro. He will Jae enlarging his
existing operation and expanding into the currently vacant pharmacy
section of the building. A significant factor to consider in
evaluating the project is the fact that the presently existing
retail space is being converted to a lower parking density medical_
office stiite and there will not be any additional floor space
created.
4 . serpents La a Condit ` gns .
There are no easements on the property. At a techznical Teview
committee meeting held on May 9th of this year, the fire department
requested that the space in the rear of the building remain open
and unparked upon for fiz-e access . This condition will be complied
with, but it eliminates the potential for an additional 3 cr 4
parking spaces from the site .
5 . Topo ra h .
This site has been totally developed and paved. The
topography is constant and flat across the site with a banking at
the rear of the site 51opping down to the adjacent property on the
North, Haffner ' s Gas Station.
6 . Zoning Info atiort.
The site is zoned General Business which allows for the use
intended of a Medical office Suite. The initial structure on the
site was constructed in 1956 in accordance with the Zoning
Regulations applicable at that time. A second building was
subsequently erected an the site and then the drugstore was
expanded to connect both. At the present time, the building is a
lawfully existing non-confarming strt�cture . The project will not
add any additional square footage to the existing structure . The
present parking requirements By-Law, if applicable to the project,
would according to the Building Inspector require 32 spaces
calculated as follows:
7 , 000 square feet of space at 3 parkiTig spaces per , QO
sc uafie feet, pl As 11 employees for a total of 32 spaces . The
buildings were erected lawfully* at a time which }predated the
Pazking By-Law and we believe are grandfathered in with the present
parking configuration,
7 , Sto Water Q na e-
No additional paving is being created by the project and so
the drainage will remain as it currently stands. The prciect does,
however, contemplate the creation of a dry well to take the
drainage- -.froln the roof leaders for the building and allow for a
mitigation of that runoff which is not currently in existence .
There are no present site drainage problemj�; .
8 . Building Location.
See plan presented building consists of one stoxy at ground
1evel and .an occupied and used basement area . The gross useable
floor area after construction is contemplated to be 7 , 120 square
feet.
9 . si-jildipq Elevation.
o building elevations are available . No major exterior
modifications from the existing structures is --ontelitplated.
10 . Lorgatzon of pa kin Walkwa s.
Parking will be as shown on the glans
11 . Locatinn of Wetlan s Notice of. 1 ten ,
There are no wetlands on the site or within 100 feet of the
site .
12 . Locat ' an of Walls s .
There am no retaining walls on the site. On the Chickering
Road side of the property, there is an existing sign which will be
rend-rated to suit the proposed expansion and use of the area .
13 . Location of Roadways/Drives.
See sketch filed.
14 . t ao tore e ois la Areas.
None.
15 . Landscaping Plan,
The site is limited in te=5 of areas available for
landscaping. it is intended that a planter will b8 planed between
parking spaces number 7 and 8 and that foundation plantings will be
utilized between the building and the parking spaces numbered 1
through 6 .
16 . Refuse Areas .
The property utilizes concurrEcntly with the building adjacent
to it on Pleasant Street, a d€umpster. it is the intention of the
project that this arrangement be continued.
17 . .4ighting Facilities_
Appropriate lighting will be placed on the exterior of the
building in a manner consistent with the current lighting iased.
18 . oraina Basin St,4dy.
Kane.
19 . TraffiC IMPact Stud
+Tone.
20 . Commo-nwealth Revie .
P k easarst.za¢t