Loading...
HomeMy WebLinkAbout1996-10-16 WAIVER SPR ltE; l `[:" JOY 0E 6F%AD iAW 2 4 Johnsoes Street TOWN CLEU Waiverof Section 8.3 of the Zoning Bylaw - Site Plan Review NORTH AHDOVER The PIawiing Board herein WAIVES the requirements of Section 8.3 of the Zoning Bylaw - Site Plan Review as set €ortl3 in Section 8,3](3) of the Zor ingBylaw. The waiver request was submitted by Eugene I-. Avrett, Managing Trstee, Center Realty Trust of North Andover, PO Box 111, North Andover, MA for property located at 2 - 4 Johnson Street, The project involves the construction of an approximately 450 S F addition over an existing garage to be used as a new dining room for the Top of the Scales restaurant- The site is located in a Business -1 Zoning District. Findings of Fact: There will be no modification of the structure beyond its existing footprint. 2. The proposed use, an extension of the existing restaurant, will not iinpaet the site. 3. The atrnount of impervious surface will not increase- 4. There are iiu wetlands on the site, 5- The building elevations for the proposed addition have been approved by the North Andover Historic District CFonnnission and will blend in with the existing building- 6. The Zoning Board of Appeals has determined that there is sufficient parking available in the municipal parking lot located approximatcly 400 feet from the site. The addition will not substantially increase the number of restaurant patrons, 7. There is a three foot stone retaining wall along the back boundary which will not be altered. There will be no changes in the existing signs on the building. 8. The landscaping on the site will not change but the asphalt next to thf, existing garage doors will be replaced by either planting or more attractive paving, Work is being done to try to sage the tail hemlock on the corder, which is in poor health. - The restaurant currently uses a dumpster located next to the existing garage. A gate screening the view of this dumpster Rom Great Pond Road is intended following work on the building- This has not been made part of the present project but will a design for such a proposed gate will be submitted to the Historic Dist60 Commission for approval- 10- A new light fixture on the Great Pond Road end of the building and one at the top ofthe back stairway as shown on the elevations- The lights must not shine offsite. 11, The applicant has submitted the following plan containhig all of the basic; requirements of an official site plan; "Site" Plain of Lane located in North Andover, MA Owned by, venter Really Trust Scale; I" = 20' Date: 3/1 /96 Prepared by- Scott L. Giles R.P.L,S_, Frank Giles, North Andover , MA 12. Any revisions to a development that has secured site plan review waiver shall be submitted to the Town Planner for review. If the revisions are determined to be substantial and materially different by the Town Planner, the Town Planner shall direct the applicant to resubn t the site plan to the Plaruring.Board in accordance with the provisions of this section, Decision: Given the above Findings of Facts, the Planning Board hereby determines that the 450 SF addition to the existing structure located at 2 - 4 Johnson Street will not have a signifrcmit impact, bath within the site and in relation to adjacent properties and streets, on pedestrian and vehicular traffic, public services and infrastructure, environmental, unique and historic resources, abutting properties, and community needs. The Planning Board hereby WAIVES the requirement of Site flan Review. cc, Applicant Assessor Building Inspector Conservation Administrator Director of Public Works Engineer File Fire Chief Health Agent Police Chief - 4 Johnson Street 2-4 jOHr SON S`CREI T SITE PLAY C RTTERIA F• _ , Lccatir}ci j ';shy site is Lhe "Hay Scales" building at Lhe corner of Johnson Street and Great Pond Rood in the Old Centex' . Center Realty Trust owns the property and leases Lhe first floor of the building (42) Lo the Hay Scales Exchange and, the second floor (#4) 00 Che Top at Vhe Scales Rnstauranl„ The uses surrounding the site are as =allows ThQ North Parish Church is located across Me street from Like site at the corner of Great Pared Road and Academy Road, The 'ruildimg next to Me site on Johnson Street is a- `c'wo-Eami1y house, owned by Center Realty Trust and leased to two tee ants . The building next to the site an Great. Pond Road is the roamer North Andover Grange, now also owned -by Center Realty Crust- The first floor is leased to the Nevins Adu.l.t. Day Health Center and the second floor io an auditorium for Community use- The Brick SLOxs building across Johnson Mreet from the sire is currently managed by the Center Realty tr-1sVees . Seth We Brick Store Company and [renter Realty Trust are subsidiaries of the North Andover Historical Society, The May Scales Wilding and. Brick Sture are zoned B-1 while the surrounding area is R-3 , 2 . Sine Plan See plan showing the existing Hay Scales building at 2-4 Johnson SoreQt, the two adjacent buildings (at 6-6 Johnson Street and 3 Great Pond Read) , and the existir_l� garage facing Great Pond Road. A second soory addition above this garage is proposed. 3 , Name/Description of ProjeM_ The pruperLy is owned by Centex' realty Trust of North Andover. Sugene H- Avrett, Kevin B . Griffin, and SatuQ1 S . Rogers, trusoeeS, Fast Office Box 111, North Andover, MA 01845, (508) 688-7211, The proposed addition is for use by the Top of the Scales Restaurant, Nancy Breen, owner, 4 Johnson Street, 681-5848 - The new Loom above the existing garage would allow the restaurant to provide dining space that is iesz crowded than aL present . `['ale plan inciudes a new emergency exit stairway in back. The additions would greatLy improve the overall appearance of the building- 4- Easements/Legal Conditions There aw nu easements on We property- The building is in compliance with all legal requirements . 5 , Topography v As shown an the site plan, the building occupies almost all of the sine . There are no water or drainage problems - 6 , Zort-n42 3 '1:ntormatiari Ths Bay Scales bi. tiding at 2 -4 Johnson Street along with the Brick Swore across johnsyn Wrest are zoned 2-1 . The surrounding area, including the adjaccnt house an 6-3 tiahnson Sr_reot {on [he same Parcel 04 as 2-4 Johnson Sr_r,eQL) is zoned R-3 , 7 , Storm skater Drainage There are nn present site drainage prOMOMa , and none would be created by the proposed addinion. 8 , Building Location See the accompanying site plan and floor plan_ The existing garage is IS' v" wide and 251 6" deep. The room to be cons true ued above would be the same Ann- The grass usable f'lonr area Eter construction is estimated to be 45U sgyare feet;. The garage area below would continue as an unheated storage area. 9 , Building Elevations Spe accompanying front, side, and rear elevations of the Hay Scales building showing Me proposed addition above Me existing gazage_ These plans have free: approved by the Norrh Andover Historic District Commission. A t_opY of their Cero!Ucate of Appropriateness is attached. 10, Location of Parking/Walkways Topple parking is available in the municipal parking Lot about 400 test from the sfte_ The addition would not substantially increase the number of restaurant patrons , il. Location of Weoiands/Notice of Intent '_`here are no wetlands on the site or within 100 feel of the site. 12 , Locations of Walls/Signs There is a 3 foot stone retaining wall along the back boundary (parallel Co tho Orange building) which would not be altered in any way. There would be no changes in the existing signs on the building. 13 _ Location of Roadway&Drives [gone 14 . Onodoor Storage/Display Areas None 15 - _ c ing elan I The plan down not include an landscapiny changes , but the asp alL cu6x= to t. ex£E=ing garage doors will be replaced by either plantKg or more attracnivea paving, Work in being Oun, Lo try to saw OM tall hemiock on the corner, which is in poor healthq 1B . fuse A as The reanuranz currently uses a aumgster located next =o tau ox£,E£ng garage =4 wants to continue this use, w gaVe screening the view of --his d miatet tram Grp L Pond Road is intended Eo£lowir work on ohe building. This has not been par= of the present prn.ject. but a design for such a proposed gate will be submitted tr the Historic District rommisBion £rr approval. Lighting FaciliLies The plhrL i=cltges a zew light fixture on the Great Pond Road end of the building and one at the top of the back soalywray, aa 5hown in ewe au co mp anying elegy Ei s . £a . Dra,.naqQ Basin Stay None 19 - Traffic t pact Study ne 20 . Commonwealth Review None Planniw Board Minutes Senior Center October 15, 1996 sera Present: Joseph V. MahorLey, Chaiman, Alberto Angles, Associate Member, Alison Lescarbeau arrived at 7: 07 p-m, John Simons arrived at 7:20 p.m. Richard Nardella and John Simons were absent . The meeting was called to order at 7 : 00 p.m. The two Members present at 7 : 00 p.m. met as a Cn=nittee of the whole . Minutes On a motiozx by Mr. Angles, second4nd by Mr. Mahoney, the minutes of October 1, 1996 were approved as amended. Discussion Top of the Scales - site plan review waiver Fancy Breen, owner of the pxopert , is proposing to build a 450 sq ft addition above an existing garage . The site will require 5 or more additional parking spaces, thezefore the applicant applied to the ZBA and has received approval to use the municipal parking lot. Nis . Breen stated that she has letters of support front the Historical Society and the Congregational Church. The addition will match the existir�q building. Ms . Colwell stated that she recommends site plan review waiver. On a Motion by K5 . Lescarb au, seconded by Mr. Angles, the Board voted unanimously for site plan review waiver. Strieet Acceptances: Brewster Street Ms. Colwell stated that the Town Manager sent a letter to all of the residents azt the street requestizig that they sign a consent form allowing the 'down to take the roadway by eminent domain. This action will allow the Torn to take all of the easements and ownership of the right-of-gray. DPW has stated that the roadway meets Town standards . Ms_ Colwell recoxrtmrtends taking the street by eminent domain pending receipt of all consents and a iayotit plan. The Board members nave favorable approval pend.i.Tkq receipt of a layout plan and release fonr�.s. I The North Parish of Noreh Andover Unitarian Universalist Founded 1643 .190 Ac-adeiny Road I' oFfh Andover, MA 01845-4022 r Darld - Blanc ipard, minisler October B , 1996 North Andover Zoning Board of Appeals Town Hall North Andover, MA 01845 Dear Board of Appeals : I would like to submit this letter of support for the proposed addition to the Ray Scales building , which is directly across the street (Great Fond Road) €rom the North Parish. I have reviGwed the plans for the proposed construction of a secQad story addition over the garage, and am aware that the construction would not add anything beyond the present length and width of the building. It seems to mot that the addition will improve the appearance of the garage-side of the Hay Scales . f know of no one in the North Parish opposed to the proposed addition. We are not conceicned about any additional parking problems because of the parking available next to the General Store . I am also aware that the town ' s Historic District has appz7oved the proposed plans . sincerely, Rev. David M. Blanchard r NORTH ANDOVER HISTORIC: DISTRICT COMMISSION Certificate of Appropriateness This certificate of Appro riateness is issued this 701 day of August, 1996 to Center Realty Trust for R4 Johnson Street in a ord,-:utce with ttapter 40C: of die General Laws o['the Commonwealth of Massachusetts as amended and the by-laws of the North Andover Historic District C}ornmissioit. . This will allow an additional room over the cxisting garage. eorc H. chlilender, Jr Chairman Ida eery zyska Robert Stevens Martha Larson 4 leslie Ho kips r� Haley ;i.oiain Mary Champsi, k1ternate atricia Hayward, Al ate CENTER REALTY TRUST OF NORTH ANDOVER Punt Office Box 1 I 1 North Andover, MA O1845 October 6, 1996 North Andover planning Board Town Hall North Andover, MA 41845 Dear Plamiing Board- [am unable to attend the meeting of the Planning Board on October 15 and am submitNig this loner ins port of iho proposal construction of a 2nd story addition to the existing garage at 2-4 John soi Street, the Hay Scales building at the corner of Johnson Street and Great P<md Road in the Old Center. Thy plod would add a new room above the existing garage, allowing the Tap of the Scales restaurant to provide dining space that is less crowded than at present. The plan includes a new e=r9cnvY exit stairway in back, Ample parking is available in the m micipal parking lot atearby, We believe that tJw proposed additionfrenovation would greatly improve the appearance of this prominent building in the Old Center. The Ton's lstoric District Conunissicn has nnaniinously Approved the proposal exterior design, Center Realty Trust,the owner of this building,leases the first floor to the.day Scales Exchange and the secoad floor to the Top of the, Scales Restaurant. Center Realty Trust also owns the two adjacent buiWigs; the house at 6-3 Jehnscii Street and the former Grange building at 3 Great land Road. Nancy Breen,the owner of Top of the Scales,will be at the meding to answer questions. I will be happy to provide any father infomiation you maY need, Yours sincerely, Eugene H. Avrett, Managing Trustee Center Realty Trust of North Andover NORTH ANDOVER HISTORIC DISTRICT COMMISSION Certificate of Appropriateness This certificate of Appropriateness is issued this 7th day of August, 1996 to Center Realty Trust for -4 Johnson Street in accordance with Chapter 40C of the General Laws of the Commonwealth of Massachusetts as amended and the by-laws of the North Andover historic District Commission. 11tis will allow an additional room over the existuig garage. George H. ciu�iender, Jr Chairman at e%tevens Robert iariha Larson esIie Hop ins Harry A oian Mary Champsi,. temate atricia Hayward, Al ate