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HomeMy WebLinkAbout2003-12-04 Application SPR See Secljon a.„3 of t,NorM Andover Zoning Bylaw for more detailed InI t . �r -th Andover Planning Board Town of Noi Application for Site l Special Permit Please type or Purist a learl - _ ura�als. Inc.. u:ki jam .Ric �n�aar` s,�. �'u~titl�uu�ur• I�nttle Pr .l'� �nun ddre.": 7 Laconia CiTrile,Noith rcl T, M ill 4 Telephone rnber: '7 .-6 - 1: 2. Owners of the Land: ;rtf op 7 Pacil o III & $t ��l� a� ➢ vn� �� dftess: 2L24 "I°um ikem Street,Numb An& r. NIA 01,845 Number r of years ownership: If applicant is uat the: r ptease st,a�at i ntuerest I.n property:_ >a��wloc��,rpt lean CIa r rty under rchas,e a gneemenj and intends i() r velpp the ro �t '. Request for a Special Pennnut under Section of the North Andover Zoning, Bylaw to Redevejl�i n a tln c,� onrn.an existigg,.contractor's ggLaggannul and an re vtlernee t 1 dgy I cllity., irnqjmdinn new buril inii, w,utilities, lain ca jDga a 1 4. Location of Property:_Z-324 �q..j e Street Zoning .District. Inrduustria] (1_1 aasr : Map:-1,08A Lot Registry of Deeds. Book 9: 5240 Page (per WyKp record . Existing Lot. Lent area, (Sri., Ft): -6. 0 +f-� i ur lulira Height:: '+/- Strect Frontage: 7 /- SideSetbacks:, — �+/- Fro nt Setbac; : +/- Rear,Setback- nn/ Floor Area Cedar: ' +/- Lot Coverage: %+—/_ om I 6. Proposed Lot (if applicable): Lot Area N-Ft.): 6 ,104+1,, — Building Height: 31'(41'to c�pnla Street Frontage: 670+1Y Side Setback: 77' Front Setback: 50( �ffrd) Rear Setback: Wa Floor Arta Ratio: 0.18:1+l- Lot Coverage: 15%+/- 7. Required Lot (as required by Zoning bylaw); *=variance granted �encl€�scd) Lot Area (Sq.Ft.): 80,000 via BOA P Building Height: 55 Street Frontage: 150 Side Setback- 50 Front Setback: 1Q0 Ally *50 lard *Rear Setback: n/a -- Floor Area Ratio: 0.50 : 1 Lot Coverage: 35% 8. Existing Building(if applicable): Ground Floor(Sq.Ft.) 2558+1- #of Floors Total Sq. Ft.; 3500+1;— Height: Use: contractor's lTara eg louse Type of Construction: wood/steel . Proposed Building: Ground Floor(Sq.Ft.)_9 600 # of Floors 2 Total Sq. Ft.; 12,100 Height; 3-1'���'to Use: Ala care Type of C�onstruetion._ r�ndlst�cl 10. Has there been a previous application for a Special Permit from the Planning Board on these premises? urtlC awn If so,when and for what type of construction? pot ion) 11. Petitioner and Landowner signature(s): Every application for a Special Permit shall be made on this form wirier is the official form of the Planning Board. Every application shall he filed with the Torun Clerk's Office. It shall be the responsibility of the petitioner to furnish all supporting documentation with this application. The dated copy of this application received by the Town Clerk or Planning Office does not absolve the appheant from this responsibility. The petitioner shall be responsible for all expenses for fiting and legal not ifica#ion. Failure to comply with application requirements, as cited herein and in the Planning Board Rules and Regulations may result in a dismissal by the Planning Board of this application as incomplete. Petitioner's Signature: f Print or type name here: = -� Owner*s Signature: l* Print or type name here: AArTlo,9 LLIY f LAyclU-0 B. -5Tk!#P.WIt!! #A-NAWdIqLAS PR2.TECT RE,VEEW FEES Preliminary plan, modification of a Preliminary Plan, Modification of a Definitive Plan, or Modification of a Special Permit shall require the iofowing initial Project Review Fee: Project Six Fee 2-15 lots/units $2,000 1 -20lots/units $3,000 21-25 lots/units $4,250 More thm 25 lotsluuits $5,000 { Definitive Plan shall require the following initial Project Review Fee: (nla f' oeci... ire Fee 2-15 lobd nits $4,000 1 -20lotsiunits $6,000 21-25 lots/units $10,000 More than 25 lots/units $12,000 Special Permit shall rewire the following initial Project Review Fees: � t'ro+Legt Size Fey Less than 10,000 square feet m $2,000 M, 10,000-30,000 square feet $3,000 30,000-50,000 square feet $4,000 Mare than 50,000 square feet $5,000 Depending an the complexity of issues presented, additional fees may be required e Z ea : q 6-5 7 LITTLE PROFESSIONALS PME e2 AwkpK k\ ! � (( DL &« wrkAgs a� : 23 2 7,211 v ` rt Anda 6 M CUM November w,2002 R mMhstrek NuR Andover, NA 0 184 5 To WhernIt MRY 2■m This le kr should m as permissiortf J=esK. ma rds, Qlwe &off may mc. 1k ic;sigas and GB m rrrm tests, apply for pennits and any othcr MldtUd Wry! A the property mi mm a +uc for ih purpose of owl ning perm ii: and Fj nanc ing. If Aum«any additional mf males §Oam do tkS�l� em ma: � �Am"Pl-Ay—aci% m z e |p mtNl p|i s.PabIto . ] . � � Town of North Andover Plarxning Board Applir,ation Check 1-6-t fbr Site Plan Review Three(3)COPIES OF THE APPLICATION time stamped by the Town Clerk. (ENCLOSFD) Ten (10)copies of the plan. Plan at a stele of 1" = 40'and prepared by a certified architeck,landscape architect or engineer registered In the Commonwealth of Massachusetts. See appropriate section of the North Andover Zoning bylaw for more d"Md information. (ENCLOSED) Filing Fee( 300 plus 5 earns per sq.ft.gross floor area)and Project Review Fee(based on sq.ft). Filing Fee=($300)+(12,100 x 0.05)=$903, PR Fee=$3,000 List of Parties of Interest(abutters)aertMed by the Assessor's Office. (ENCLOSED) 5. Written documentation-legibly written or typed memorandum setting fortis in detail all the facts relied upon for submittal of the application. (ENCLOSED) b. TM following information must be er shown on the Plan or descri nfor ithe bed as part of the written dowmentaUm. a) itartl3 Arrow/Location map �1 b) Survey of the Lot/Parcel � C) Name/Description of Project V d EasementsJLegal C ndlUons V e) Tomraphy l ! Zohing Ini•orntation l g) Storm water Drainage Plan h) Building(s)Location I Building Elevation J) Location of Parkingi Walkways ,! k) location of Wetlas �l I Location of walls/Signs N, M) Location of Roadways V n) Outdoor Storage/Display Area it 0) Landscaping Plan p) Refuse Areas d q) Lighting Faclilties r) Drainage Basin Study �1 S) Traffic Impact Judy �f Q Commonwealth Review V U) Utilities V) rwcal impact W) Community Impact The applitant will send the legal notice to the newspaper. The Planning Oboe will notify the abutters. 3f Little Professionals, Inc. - Special Permit Application MAO W- Page 2 of 12 The fofowing is a descriptior3 ofthe existing pruperty, the proposed project, and the specific requirements to be met for issuance afthe Special Permit by the Planning Board: Existing Propggy The existing site is located in the Industrial-1 (l-l District at the corner of Sharpners Pored Road and route 114 near the North Andover 1 Middleton Town Line (see locus plan). The existing lot is approximately 1.5 acres in size. The site is currently used as a contractor's garage acid yard, with an existing residential house. No wetland resources exist at the site (attached are related documentation), I efi r to the Ti.xisting onditiotis Plan and the Drainage Study for a more-detailed description of the site. Project Description This application presents the Little Professionals, lno. Children's Center Project, which is a day care. The existing site uses will be completely razed, iiichi duig the existing horse, cant actor's garage and yard, and numerous piles of gravels. The site will be completely redeveloped in appropriate fasMon on a colonial theme. The project will include a new 12.,1E 0-SF building and related site hnprovements and landscaping, and will be served by replacement on-site septic and well systeius. A comprehensive variance and Special Permit package were approved by the Board of Appeals, which allowed art attractive, dramatic:, but efficient site layout. This included front building wtbaek reductions to bring the true colonial style building and lush landscaping within the 100-foot Industrial setbacks, and place the parking and other activities, protected and screened and offset from the main inters ctiori to the gear of the site. The site,planning recognims the "gateway" nature of the project, as it is a prom rent visual #ix,ture when traveling over the Town Line, and is proximate to the existing "Welcome to North Andover" monument sign. The design and layout of the building and site is specifically intended to set a true colonial €one in the tradition Of North Andover's culture. For a complete description of the project details, please rekr to the attached plains. Tittle Professionals, Inc. - Special I'c rn}t Application rx ►xr...w�r.,e. 04*W. Page 3 of 1 --. NAM B Seel ion 8.3 Site Plan Review—Review Criteria /Design Guidelines i) General a. C}oirformanc e with appropriate Zoning Bylaws: The proposed use is allowed by Special Permit its the I-1 District, and conforms to the applicable dimensional criteria (by virtue ofthte BOA's Special Permit for use, Special Permit for nonconforinhig lot, and Variances for front building setbacks). The Site Plait includes notes specific to all known zoning requirements and also includes notes specific to the BOA's decision conditions, which are all met on the Plan. b. Protection of abutting properties from detrimental site characteristics: No detrimentaI site elmracteristics are proposed (see discussions below). The project includes substantial landscaping along both roods as a beautification project hitended i'or the To n's enjoyment. This includes improving the extensive expanse of existing gravel areas within the Sharpners fond Road Right of Way with &grass and street trees. The abutting properties immediately adjacent to the site are nouresidcrnlial its nature and will be buffered via the combination of proposed and existing vegetation. The properties across the streets are relatively undeveloped or wooded, or have approved developments on them which are compatible (e.g.,the 40-B project). } A key planning element for the project is provision of safe and secure outdoor}play areas. These are located well off the roads, and are protected from possible wayward vehicles by a layered intercept system of existing large street trees, proposed street trees, guardrail along the entire frontage, a raised bean, large boulders, and the play yard fencing. This was coorditsated with the Town during the BOA approval process. ii) Environmental a. Protections oFunique or important. natural, historic or scenic features. Ail of the proposed work is located within existing pre-disturbed areas. No unique or important natural, historic, or scenic features are known to exist on the site. Little Professionals, Inc. - Special Permit Application � .�•.�. Page 4 of 1 b. Refuse disposal The proposed site design includes a small dtimpstcr pact with wood stockade enclosure/gate system and supplementary perimeter landscaping, located to tl;e rear of the site. C. Sewer and water utilities The project includes removal oriel replacement of the existing well and septic systems on site, all per applicable Town and Stale requirements. The septic design will accommodate the required flows, as well as any future office or dry retail flows ii'the site were ever changed in use. The designs accommodate the required minimum protective well setbacks within and adjacent to the site. Refer to the flans for design calculations and details. cistern and related mechanical/electrical equipment are also specified on the site to serve the building's fire sprinkler needs- all per applicable codes and per the NAND direction. } Although municipal water and sewer are not feasibly available to the site at this time, the plans include notes to possibly accommodate connections to municipal water if it is available—these items were praviousl coordinated with the 'town during the BOA, approval process. d, Drainage design Refer to the Drabiage Study, Grading & Drainage Plan, and Details. The design specifically isolates and mauitairxs the existing municipal drainage and culvert system along Sharpners Pond Road—no new connections from the site are proposed into this system. The project does include additional new drainage of'the wide ROW expanse of Sharpners Postal Road, which will more effimiently drain this large area and allow appropriate lawn and strut tree improvements with the proposed drives. The site drainage will include a combination of toofdrainage--- hard piping with roof gutters in the rear areas where parking and sidewalks will be frequently used (to improve safety), and overland absorption in the front landscape areas with no roof gutters (to improve aesthetics and groundwater recharge and shrub irrigation). Little Processionals, Mc. - Special Pvrmit Application bul.Pm;a:".11.� VA*Wqr'� Page 5 of 1 fk The proposed project replaces are extensive amount of existing hard pack gravel (arid the associated TSS generated from tbat exposed gavel) witli a lot of greenery, and all the new pavement will benefit from BMP's incorporated into the design. The proposed'andergrourtd detention system services the newly paved area and allows for equalization of pre- and post-development peak flaws as required. This system was designed to be tight and not a recharge system, due to the generally tight soils in this area, and the location of'the several protective well radii over the site. The general existing drainage flow patterns will be retained. Emergency overflow discharges are designed to the existing site drainage discharge areas. Refer to the Drainage Study for additional detail. C. Landscape design Set � e F Refer to the Landscape Plan, hicks inc lades a dense planting plan for the entire site, This project includes landscaping the existing Sharpners Pond Road ROW, a very vide strip. The site design has also particularly saved all the existing large street trees along the Route 114 ROW, This certainly is a heautification project,and will enhance the southern entrance to North Andover in a proud and appropriate fashion. The entire front yard areas of this corner site will be lushly landscaped, and include appropriate hard scape balancing elements, including perimeter offset walkways. These walkways are generally only aesthetic hi nature and will not be used for daycare operations, which is reserved to the rear of the building. Other hardscape elements will include picket fencing said an American Flag and pole. i; Erosion control design The erosion control systems design is described in detail in the Drainage Study, and nicludes the plans and details. All proposed grades will be appropriately stabilized hotb during and after construction. A system of silt fencing will he placed along the fall perimeter of the work zone to provide bath erosion control and protection o f the offsite areas. g, Lighting design The site lighting was specifically designed for the project, and ii eWes photornetric data in the plan details. Note that relatively stna11 poles and IL3 i� I� ri �I iel 1yy$ ii ia. I t r AT-. .- A s-T MM L w 4 .. is sil fit; A AP'lFWA vmZ 0 Ie-tAJ HeAVNC, . -PAOces . {i 'S 225, E�J j kl �I . i 4r aFl .4 �I Little pr{,fessiosfaIs, Inc. - Special Permit Application Page 6 of 1 fixtures are specked along the parking and access areas, which are all located to the rear of the site. Refer to the Plan for additional detailing. h. Noiseli]ustlSmokelVibration The proposed use will not produce any excessive long-term revise, dust, smoke, or vibration pollution. Svrne noise could come from the little ones happily playing during their scheduled playtime, although this is certainly expected is certainly not excessive or olr'en Ove. iii) Building Design . Location l Setbacks to parking & landscaping, access The site plan shows the proposed building setbacks, which are all greater than the rninimum required and/or have been approved specifically by the BOA. The building geornetry is designed to parallel the existing street corner with appropriate wall jogs, which will also allow for enhanced landscaping and carved walks. This allows for efficient use of the rernaining. property for setting the access and parking paveinent to the rear of the site. The design is intended to screen pavement and [cad the eye along a co Ionia l building and landscaping and flagpole to the " eleonne to North Andover" sign. Not often does an opportunity come about that allows a viable theility to be planned with such appeal, and it is only possible with quality coordhiation with the Town, and was recognized as such through the recent BOA.process. b. Harmony 1 Style The architecture style is in harmony with the overall culture perceived to he "Forth Andover"—arid that is top-quality colonial design. The colonial style is true to form, and is accentuated by the elisniiiation of all pavements from the site ftont yards and irsstcad presented and framed with extensive laTA,;caping. Little Profes,ionals, Inc. - Special Permit Appli"tion rn&"kmd&I* Page 7 o1't - C. screeldng The dumpsters will be appropriately screened with stockade enclosures and landscaping. No major woflo equipment is purposed at this time, which elitninates significant visual impacts. No loading docks or additional utility buildings are proposed. The proposed street-oriented landscaping will tend to sofien the overall view of the site. d. utilities All utilities will be placed underground as sbo n on the plan. C. Scale 1 Massing !Detailing compatibility i The colonial theine of the building is not merely a design afterthought on top of a poorly-conceived shell, but truly planned with jogs and dormers that appear very ccn7forlable, These jogs and dormers are all fiilly functional to the internal operations of the facility, and thus are not "clutter"or forced, or fake. That is why the building scale feels tight, and the overall proportions acid massing of the wall jogs, roof nes, second levcf, and window/door ogenirogs are appropriate to the colonial period and attractive presentation to the corner roadways. The detailing of the structure is tastefully einbel fished to include a pleasant (or eves happy) theme condo ive to the daycare use. The cupola in the traditional schoolhouse form is appropriate and maintains its colonial basis. The arched center windows provide a visual and operational anchor to the building entrance, and these forms,are repeated its the end gable trhn in a pleasant rainbow effect that again blends appropriate colonialism with a taste of youthful optimism. iv) Trafific 1 Parking a. Minimize f;urb-cuts All existing carbeuts along Route 114 and Sharpners Pond (toad will be removed. One new ci3rbeut at the back of the site at Sharpners Pond Road ill service as the main site entrance, which allows for� eater safety and Little Professionals, Inc. - Special Permit Application uukrro+m&WA16h» ,C� Page 8 of 12 - &t - capacity at the main intersection. One additional curbeut will be reserved for larger buses only, and has been carefully planned for efficient and safe operations. This design was coordinated closely with the Town during the BOA process. b. Access Irinks as Appropriate No crass links with other sites are proposed or appropriate for this site, clue to safety and security issues, eliminate mixing of commercial trafric with daycare operations, as well as to discourage cutoveerlcrossover traffic on this corner lot. A turn round area is provided to meet emergency vehicle circulation and has been coordinated previously with the Town. c, Driveways—Opposite There are no existing or proposed driveways opposite the site that could benefit from are opposing alignment for this project. The pr ieei does include, however, widening of Sharpners Pond Road for dedicated right and left turn lanes. d. Joint Access Driv" It is not feasible to provide joint access horn this site to abutting areas— refer to paragraph (b) above for discussion. e. Circulation! Safety Access acid egress for the site is excellent, and includes safe sight distance and pavement geometry. Ample n�ar�eu�+erir�g room is provided around the entire building perimeter (see detail plans). The design has been reviewed with the lire and Police Departinvnts in terms ofemergeney access and life safety (refer to discussions above). Little Pro iessionals, Inc. - Special Perlin Application Page 9of]2 - -.... , Specific SPCA Findings Tp Be Met for Site Plan A lieations Note that these findings were acknowledged by the ZBA in their recent Special Permit Approval. 4. The specific site is an appropriate location for sash a use. This site is located at the corner of Route 114 and Sharpners pond Road. The proposed use is allowed by Special Permit in the M 7oning District. This site is unique and special in that it provide needy daycare services at the sout em portion of town along this ccmmuter corridor. The Kittle Professionals hx:. facility is specifically designed to provide a range of childcare services to meet the diverse reeds of the community. The existing site is well suited for the use in tern-is of flat topography, location, suitability of on-site utilities, and best use of this triangular parcel at the gateway to town. b. The use as developed will not adversely affect the neighborhood. The i-1 District potentially allows an extensive heave industrial use, which could potentially include heavy truckilig, manufkturing, large imposing unattractive buildings, and masses oi' pavement. However, this proposed project is much different from that, and is instead a sit ller-sole and less-intrusive proposal. The proposed site will be properly and responsibly developed. 'rhe proposed building architecture includes appropriate use of materials, including an attractive colonial theme with walls jogged to parallel the street frontage, and a lushly landscaped front corner area which will bring the overall site massing into proper prospective. The operational areas are all placed to the rear of the building, including access and parking. C. There will be no nuisance or serious hazard to vehicles or pedestrians. The site drives are responsibly planned of Sharpners Pored Road, which will be beautified with extensive greenery and street trees. Emergency uccess has been planned with the NAFD and NAPD. The site includes full sidewalks around the building and serving all parking and drop-off areas. d. Adequate/Appropriate facilities are provided for the proper operation of the proposed use. Refer to the Site Plan, including notes, which identify the required facilities, including parking, loading, utilities, etc. Storm water facilities are designed to meet the Town and State requirements. A fully designed replacement septic l� Little Pirullessionals, Inc. - Spccial PerrmiI Applicatimi Page 10 of l - system is included, including planned reserve areas, which will not interfere with other site elernents. A. new well and cistern system will service the- facility. C. The rise is in harmony with the general purpose and intern orthis Bylaw. The proposed Esc meets the purpose and intent of the Bylaw, and wilt enhance the surrounding uses. The proposed site and building plans meet the development criteria, and the zoning could allow for a inuch more intensive industrial use than that is proposed. to summary, the proposed project is appropriately planned and will be a needed and attractive addition to the Town of Nur€b Andover cornmanity. -- The proposed daycare use is the most appropriate use of this property, due to the site size, location, and buildable geometry. -- There is an especially healthy demand for high-duality daycare services in North Andover, patlicularly along this commuter corridor. -- The pxopowd project will not result in the overcrowding of the land, given the existing redevelopment offlie existing lot use. -- '1'lie site can satisfy the number of parking spaces required by the NAZB, even for possible conversion to ether office or retail use in the future, and will not negatively impact traffic congestion on or about the site, -- The design intent and layout is to compliment the gateway nature of this site reladve to traffic arriving in North Andover along the Route 114 corridor. �- The. project incorporates the feedback concerns of the NAFD in respect to life safety systems, sprinklers, emergency access anal egress. -- The proposed utilities wi11 not place a burden on the Town's infrastructure. -- The project will Include landscape beautification of the entire existing site as well as the wine Sliarpners Pond Road ROW. -- The project does not include residential use that would increase public: school enrollments, and will not generate a harden to any Town services. Kittle Professionals, Inc. - Special Prrrnit Application Page 1 I of 1 For the reasons summarized above, the proposed project is clearly in harmony with the purpose and latent of the North Andover Zoning Bylaw and Site Regulations. Additional conditions and safeguards pMmed to prateet the nei hbo ood: a. Requirements of(rant, side, or rear yards greater than the minimum required by this Bylaw. Required setbacks are met, or previously and specifically approved by the BOA. h, Requirements of scrtvning parking areas or other parts of tl�e premises frrrrn adjoining premises or tram the strut, by walls, fences, planting, or other devices; Required screening areas are met--- refer to Site Plan and Notes sununarizing these requirernents. Mo difiicatio-n of the exterior features or appearane s of the stxu txrrc; Refer to the architectural plans and elevations the proposed design is appropriate and includes additional expense in presenting a true colonial theme of appropriate scale and textrure. d. Limitation ofsize, number ofoecupants, method or time of operation, or extent of facilities; Refer to Site Plan Notes for these specific limitations as required by the Bylaws. e. Regulation of nurnber, design and location of access drives or other traffic features; Refer to discussion iv) Tragic and Parking di6cusscd in detail above. Traffic Refer to the Traffic Study specifically prepared for this project, which fords that the project will not produce a significant € etrimental traffic impact. The plan incorporates the recommendations in the Traffic Study that was previously reviewed by the North Andover Police Dept, Little Professionals, Inc. - Special P -rmit Application +�+�•� Page 12 of 1 Fiscal and Community limyad Statement The project will be a valued addition to the Town's nonresidential tax prase and provide much needed high-quality dap care as allowed in the Zone by Special Permit, and as prcvicusly been approved by the BOA. The proposed site redevelopment will beautify the southern entrance into I oTth Andover at Route 114 in a high quality colonial fashion. Report Summa e relieve that the plans and supporting information are in keeping with the spiri[ and intent of the North Andover Zoning Bylaw, and are its the best interest of the district and the Town ofNorth Andover. For these reason, we respect fuIly request that the Planning Board issue a Site Platt Review Spwial Permit Approval for the proposed project. PLANNING BOARD SPECIAL PERMIT ABUTTERS LIST FOR MAP INA PARCEL 8 L=E PRO SIGNALS, INC. 3N(}WFil ANDOVER, MA MRF #132102 AS OF W16103 MAPIPARCEL # Iv'A fE.Bc ADDRESS 108A1S (OWNER) ANTIIONY F. PACILLO III & STEPHANIE M_ De-ANGEL1S 10SA116 2324 '1 URNPIKL STREET NORTH ANDOVER, MA 01945 APPLICANT JIM RICHARDS LITTLE PROFESSIONALS, INC. 7 LACONIA CIRCLE NORTH ANDOVER, MA 01845 10SA19 EDWARD M. KNOWLTON & PATRICIA MINASIAN 2302.'1'C.RNPIKE STREET NORTH ANDOVER, MA 01845 1!}SAI Q TOWN OF NORTH ANDOVER 120 MAIN STREET NORTH ANDOVER, MA 01845 109AM NOMID TRUST 109A17 NOMID REALTY TRUST RUST 108A119 JOSEPH DiGRAZIA, TRUSTEE 2350 TURNPIKE STREET NORTH ANDOVER, MA 01843 108A}€7 MEADOWS REALTY TRO T 1wc/37 'THEODORE & FLOPWNCE MEADOWS, TRUSTEES 108Cf38 2357 TURNPIKE STREET NORTH ANDOVER, MA 01945 108CI50 M.ICHAEL &. BRENDA SAWYER 70 FARRWOOD AVENUE#8 NORTH ANDOVER. AAA 01845 9122 STE'PHEN P. & DIANN L. SCAFFIDI, `fRIJS"I'LES 339 NORTH MAIN REALTY TRUST 4 HEMLOCK CIRCLE MIDDLETONi, MA 01949 9122A TIMBERLINE SPRINGS INI C. c1a JO LEE REALTY TRUST 2.350 'I URNPIKE STREET, BUILDCNG B NORTH ANDOVER. MA 01845 ABUTTING "CLOWN TOWN OF MIDDLETON, MASSACHUSEM 48 SOUTR MAIN STREET MIDDLETON, MA 01949 SURVEYOR CHRISTOPHER M. FRANCHER, tLS NHEDESIGN CONSULTANTS, IN C. ! STILES ROAD. S T£ ONE SALE@. NH 03079 ENGINEER FRANK P.E. MHF D ESIGN CONSULTANTS, INC. !A STILES ROA SUITE ONE SALEM, NH 03079 TRAFFIC DERMOTEELL P.E. K ASSOCIATES, INC. 0 MAIN STREET, SUITE 204 NORTH READING, M A 01 ¢g00 i : � x 00 Little Professionals, Inc. 1whildren's Centers Ad inis7reliv�nFfiae ; 7 Fecknia Cuclt,T+lorth Audovcr,NSA 01845.33,04 TeE=976.{r66,SZ 15�hex'�78,G86,S227 Brief History Little Professionnals, Inc., founded by Connie and Am Richards of North Andover, was organized during April 1994. The flrst location, opened during.rune 1994, is ui Chelmsford whore it has bem operathig for the past nine years. The second location, opened d1uiag October 1996, is in Woburn where it has been operatiug for the past six years. Little Professionals of 's daycare and learning services to ch i ldresn ranging from one- (1) month to seven- (7)years of age. We employ predominately local people and offer them a fill range of benefits including health, prescription and dental iinstrances, a 401(k) plarn, Mild care discounts, tuition reimbru'semmt, vacation and persoroal time. Little Prefossionals Prides itself in the persaualized quality childcare it provides to the communities it serves and the opportunities it provides to the people they employ. Oyerations Little Professionals, Inc. has been in oblation for the past nine years~ We have had estabiislned operatnog hews from 6t30 a.m. to 6.00 pm. in both our locmtiom since their inoepdon. These hovrs will siso be established and mai ntaiaed hi our proposed North Andover facility. Mw nature of the childcare industry prmi*s for a Defined carve in the parents drop-off and pick-up times based on their work and school schedules. The majority of the morning drop-off'takes piam hetw s 6:30 and 9:30 a.m. while the pick-ups begin aroimd 3:00 p.m. and con inue stntil 6:0 p.m. In addition to parent pick-ups and drop-offs, we provide t=sportation in our Company+ awned vans, Ttte local school districts and private tn�spmrtation companies also service us. This range of pick up and drop off times, accompanied by the alternative forms of transpxtatian minbmizes any cancentnUiari of families at OW center at any one tone. Little Profesdonals, Lilo, has always been an aeivc member of the communities they serve. Ibis involvement includes local community partnerships, providing lane workshops to new mothers, open houses,held trips and parinterslhips with elderly and dimbl.0 organizations. O Connie & Jinn Ri hards are the fbimders and sole owners of Little Professionals, Inc. Connie & Jim have Iived in North Andover for the past 10-years. In addition to having two young children in the public school system, they have had an activa roll in sck*ol activities and local youth sparts progrw ns for the past 5- years,Connie&Jim live at 7 J.acon is Circle,which is within 2-mile8 of the proposed location of their anew facility, It is their intuntion to build and operate a facility that they and the town will be able to take pride in, Tint proposed plans have made every effort to Mresent the things Connie & .Bute ranjoy about Nwth An lover.The parking was placed to the rear of the bui Iding to allow U I wrwaing from Route 114 and the elevations were desigmed to be representative of the trim anlonial feel ofthe town. i I i www.littleprofessicanig.com �a I r i� f Vot Hill��� �irii► ... ... ....... . ... . . . . ... . ..... Ce 11 a`44 Town of I orkh Andover Office of the Zoning Board of Appeals '``° °' m - 2. u�l Comm-unity Development and Services Division Wk alV, 27 Charles calreet tomb Andover, Margacht,setts 01845 s�cMus Robert Nice#ia Telephone(978)689-9541 Building Commissioner Fax(978} 6!i$-�?542 - Any appeal shall be filed Nuflee of Decision Year 21111' within (20)clays after the r t _ CD.- date of filing of this notice < in the office of the Town Clerk. Property at. 2324 Turn Me Street 1+1Ah1>E: Li#i1c}'roTessiona�ts,Inc.,JimF ichards, 1 iEARING(S)- De bet 10, 2, _ Treasurer >~ebrnsry 11 &A tit 16,2043 At DRES for ices st: 2324 Tarn ikc S#reef PETITION: 70OM54 Nnrtin.4 adover,MA 1 Sd5 T'I'PM DATE:A it 17, UO3 'rhe North Andover Boatel of Appeals held a public hearing.at its regular meeting ort�lednesd Y, at 7:30 PM upon the application of Lit#le Professionals, lac.,Ji3n Richards{treasurcr},7 Laconia Circle, i'or premises at: 2324 Turnpike S#reef,North Andover for dimensional Variance from Section 7, Paragmph 7.3 and Table 2,(Page VN-1,#1. 100' setback frtm Me 1)4),Secdien 7, Paragraph 7.3 and Table 2, (50' setback from Sltarpners Pond Road);and a Special Permit franc Section 9,Par reply 9.t (Non-Conforming lase)and Section 4,Paragraph 4.132 016(I-1 l ay rare Center by Special permit}to allow for the,construction of a day care exciter on a rnan-confo m lot. The said}wise affected is property with firmtage on the Last side of Turnpike Street within ties 1-1 z�s�i�xg district- the following mvwbers were present: Walter F. Soule,Robert P.Ford, John M Pal[me,and G=gc M.Earley. Upon a motion diode by Joseph D. l aOrasse and 2°d by John M.Pallorne,the Board voted to GRANT the request for dimensi l Variances from Section 7,Paragraph 73 and Table 2 for relief of 25' from Sbarpnexs Pond Road and for relief from Table 2,FN-1 for 50' from the 100'sdback firoin Route 114 right-af--way;imd Special Permits from Section 9,Para -aph .1 in Qrdct to cros4uct a new structure for a non-uonforming use cu a preexisting,non conforming lot,and SocEiou 4,Paragraply 4.13 #t 6 in ender to operate a day care center in the 1-1 •rung district. The Variance and Special Permit are granted on the fallowing conditions' 1, The 2" floor is to be used for offices only,day care activities and children to be restricted to the first Do^r,+-n I;- 2, The plans numbered 1-6 to 6-6, dated 4003, 5th revision be submitted to and subject to review by the Fire Deparhrnetyt,Police Department division of Public Works,Conservation Commissitm,Board of Health,and Planning Board-as listed in the Technical Review Committee Report dated April 15,2003,conccming the Little Professionals, Inc- : 3. The propumd playground protection berm, fencing,and landscaping rocks and trees be included in the Site Pbn Review of the Planning Board. 4. The sigiage symbols sho► u on the Site Plan,sheet 3 of 6,revised 4l2J03 are not included in the approval granted in this deci3iion. Voting in favor: WaN7 F. Soult; Robert P- Ford, John M. Pal Ione, and eworgaM, Earley. Page 1 of 2 Hoary oC Appeals 978.68#-954f Building 97Rt43M 9545 curlsvvalinn')78fi88-9530 FfeaE�ls'Y7S �8R 9540 Fl��ud�sg 978d,88 t)535 Town of North Andover Office of the Zoning Board of Appeals 3 Community Development and Services Division 4F f 27 Clmles Sttw-t North Andover, Massach-useffis 01845 C 'S Telephone(978) 688-9541 D. RGbc:rt Nicdta Fax ff7R)689-9542 Building Co?npiissivner _0 r r. CD F9 70 The 130ard finds that the appliczatt hams satisfied the provisions of Section 10, Pmagaph 10.4 o f tlt zoning bylaw and that the granting of Us variance will not adversely affect the o nigbbeffhood or derogate,from the intent and papose of the zoning bylaw, and Section 9,Pam9aPh 9.1 ana wion 4, Paragraph 4-1 32-911 6 of the zoning bylaw and that su&. chaage,"aaLsion c-ahcration shall re of.b-- substantially more detrimental to the neighborhood. Furthem are, if the rights aWiorind by the Variance are not exercised wiWn one(1)year of the data of the goat,it shall lapse,and may be re-established only after a otice,and a new hewing. Furfliemore,if a Special Peraidt granted under the provisions contained herein shall be deemed to have lapel after a two(2)year period from the date on which the Special Permit was granted unless substantial use or mnstruction has mmmenceA it shal I lapse and may be re-established only after notice,and anew hearing. Town of Nortb Andover Board of Appe�LK Walter F Soule,Vice cbairman f),--cjsjon 2003-054 Page of Town Of North ,Andover JLoRm , Office of the Planning Department Community Development and Services Division 27 Charles Strut Noxth Andover, Massachusetts 01845 Planning Director: ' sods townof northandover.corn P (9 ) 88-95:35 . Justin Woods h '//ww .to rtof€torthandoverxo F (978) 688-9 542 Technical Review Cornmiltee Report To- Karl K J}ubay(by ernaI4 FROM- J.,Justin Wood&,Planning llireclorITR Chair CC: Mark Rees,Town Manager Raymond Santilli,Assistant Town snager(AvOng Director of Community Development William V. Dolan,Chief of Fire Mpartment Lt, Andrew Melnikas,Fire Prevention Officer LL John Carney,Police Operations D"ion Commander "fire Willett,Water&Sewer Superintendent Bob lscetta,Building CommisMonerfLoning Enfarcement Officer .Julie Parrinn,Conservation Adminislrstor Sandra Star,Health Administrator Heidi Grim,Community Development& Services Director RE: 2324 Turnpike Street—)waffle Professionals,Inc. Fallow-Up Report to April 1%2003 i i DATE: April rt5,2003 Following please find a summary of the comments ofthe TTtC omtnitt e members: 1) Bufldh%/Zoring t the preset time ilia Zoning Enloscement Officer does not have any addiiior l comments as the project is scheduled yore the Zoning Board of Appeals at the April 16 meeti 119, 2) Fire Mpartment The building is required to have a ire sprinkler system upon opening for business. use preferred rne#hod of water supply for that system would be from the municipal wafer system. Rt%,0 izing that the availability of access to the rmur&ipal water and sewer system may not be synchronized with the planned building ofthe Little f'ro1'essionzli ,the foliuwing is recommended to the applicant in order for the cordintiation of their project. The fire depart=nt would support a coitditional approval of the prof ea by the Zoning Board of Appeals providM that: A. The bui I ding is designed and built with a ftal I fire alarm and suPpression system as if the manic ipal water system supply would be available. . An aite=fivc on site water supply is proposed during construct Qn in accordance with�`ccognized Natifn Fire Protection Association standards and approved by the fire department in case the mur&jpai water supply is not available prior to occupancy. , lfthere is a written commitment to tie into the municipal water supply, which is available to the occupant prior to opening,the firs department will work with the applicant to eliminate the l*inancial burden of installing the intemal on site water senpply system while maintaining a proper level of fire safety for the occupants ofthe building. The ability ofthe fire department to work with the applicant in this instance would rr uire a firm written commilrmeM which emptw--,izes the shortest period of time for municipal walzer to the site. BO RDOF APPF=AES 688r954] 43I9iI.DINrj"XK 54S C{}N,,�F,:RVATIiDN 688-9S3U IDC,AZ I'A HS-9540 PLAN NTNG 689-9535 Q April 15,2003 2324 Turnpft Street Little Profenionsils, lur- Techrniical Review COMmittee Farrow-Up Repurt to April 10, 2003 3) Police Department The Police Department is satisfied with the safety in1provements made to the plain for this site.All of the safety issues outlined in a previous memo from Chief Stanley and Chief Dolan have been addressed and improved to our satisfaction. The Playgroupid has bmin moved and barriers will be erected. 111C traffic }pattern has been improved. While we would like to review the traffie impact mady,the Police Department has no other issues with-this project at this time. 4) DPW The Division of Public Works has reviewed the above referenced plan and has the following cotninents: A. The Applicant is s rongly tilcourned to eonnmt to town water and sewer SysteEns. It is recommended brat the Applicant contact the Developer of"'The h€eadow5"to coordinate and agree on proposed water and sewer connections. D. on site drainage facilities should be reviewed by VRB. C, The proposed baciflow preven#or must be reviewed and approved by Dennns F edsosian- SttNrintendent at the Water Treatment Plat#,420 Great Pond Road,978-fi $- 74. 5) Conservation Conservation reviewed the site several months ago and detenni nod no wetland r�soxirce areas existed opt ' site,however off-Site wetlands may exist. An existing drain3 a pipe ouile#s to the Fear of the property and flows through a small ditch,through a culvert under Sharpner's Pond Road and into a ►�etlaud resource area. y review letter regaestod the applicant to investtgat�e whether wetland resource areas exist within ! 100 feet of the property boundaries or within 100 feet of proposed activi lies. At the TRC rneeting,the applicant stated that Michael Howard from Epsilon Associates has reviewed the Sate aril prepared a letter stating no wetland resource areas within 104 feet of the site.Letter Should be,ubrni#led to rile Conservation Department for review and con-fir tion prior to filing for site plan approval with IN: Planning Department. fi) Planning The l laivier supports SBA approval subject to the conditions outlined by the lire Chief. Subsequent Site Plan Approval by the Planning Board is m quired, but the applicant is advised to first obtain a deterinination front the omerva#ion Department regarding off site wetlands. It would also lie Helpful, it the final decision regarding water and sewer connections are not available,to have the Board of Health decision regarding septic capacity prior to Site plan review. In addition to the puns submitted, for site plan review tile,applicant roust submit a complete drainage plan, traffic study and fiscal and cc unity impact sty unnents as outlined in Section 8.3 of the NoAh Andover Zoning By4.aw. 7) Health The Health Department did not have$representative at the TRC niecting, however, if the applicant is not able to connect to town water and sewer systems,the applicant will need to file with the board of Health, The Applicant is eneotiraged to meet with the Health Department to obtain any additional comrnenm or to learn about any other applicable health requirements. BC)q E}c?F hFFEA].S b8$-954 E Hl#!�I}tE {i 688�}545 co ,ERVii' K)N b88-9534 HTEALTH 60-9544 PLANWNG fi88-55W TORN OF NORTH Ai-LOVER Fire Department Central Fire lieadcluasters 124 MAIN STREET NORTH ANDO E�1, MASSAiCffUSEM 01845 William V- DoYan 'Tel.Vho=(978)688-9593 Chief of nepartment FAX(978) 698-9594 Edgard x- Morgan Deputy Chief To: Justin Woods, Town Planner From: Fire Chief Down Rt. Little Professionals -Watcr SITOY Date: 10 A,prR 2003 The following conunrnts are relative to the discussion, which Moak place this morning at the Techn ical Review Committee regarding water supply for fire protection for the proposed Little professional's clay care balding- ; The buildmg is regwred to harre a firr:sprinkier sYsttm upon optnin for business- The pfe£erred } method of water sispply for that system wmild be from the municipal water system. Recognizing that the avai lability of acctss to the municipal water system may not be synchronized with the planned building of the Little-Professionals,the following is recommended to flit applicant in order for the continuation of their project- Thu fire department would support a cenditic�n approval of the project by the Zoning Board ofAppcais provided that: The building is designed and baitt with a full fire alarm and suppression syst jn as if the municipal water system supply would be available • A.n alternative on site water supply is proposed during construction in accordance with recognized elation Fire Protection Association standards and approved by the fire department in case the municipal water supply is not available prior to occupancy. • If there is a written commitment to tie into the municipal water supply, whioh is available to the occupant prior to opening,the fire department will work with the applicant to eliminate the financial burden of installing the internal an site water supply system while maintaining a proper level of Iife safety for the occupants of the building. The ability of the fire department to work with the applicant in this instance would require a firm written commitment, which emphasizes the shorte,%t period of time for municipal water to the site. Please forward tljis merno to the Zoning Board of Appeals with this morniug'1'RC wrnments and contact me if you have any questions regarding this memo, William V. Doian Fire Chief l Town of North Andover, onin Board of Anpeals parties of Interest 1 Abutters Lis&— RjE 1 ENMNT: MGL 40A, Section tt states in part-Parties in Interest as used in this chapter shall mean the petitioner, abutters, OwDers of land directly oppoSitt oa any public or private street or way, and abutters to abutters within three hundred (300) feet of the propel iine of the petitioner as they appear on the most recent applicable tax list, n0tvjithstanding that the laud of any such owner is located in another city or town, the planning board of the city or town, and the planning board of every abutting city or town." Applicant's property, list by map, parcel, name and address (please print clearly and use black ink.) h Ai4I ADDRESS AQ0c , MA 01545 ABUTTERS PROPERTIES g PARCEL 1AM ADDRESS OVO+/w L-Ty30.. / �SyA 03 '� " i ' 7DG d IVD LJ 0 �_ . +'fly _ _ J w-Y-f AAA 01546 1'lCtlSt�h1O. 1�i.' '.�{1D l�J+ U MA CW45 WA TES INFORMAnGN WALSOBTAINED AT TILE ASSESSORS QFM E AND `ERT +DTI BY THE ASSESSORS OFFICE 13y: Q fledby Board of,q soy N Andover DATE GIE Owed o f As silk AndovsE d of Ass 1 3u o o a b t P ' km .�r:},,y.4 i�sc k:#. .li o..i„a?i;<# :�x:�•f.:r yy::=iS x�:�.i ii' i .r ;�Y�. 1.ti�4 xi {}kK i. 55 .C' �:lF FCI� � I "i'+,l��.T�. £i5 i� 'rf: � ,Y.L�iiipyba. # �"}'.vr'x[�:s'xs'�g'r S} "{�'i;y7iiilxri�i$��.[[Fr.I[ �yySy^}*"-3�iSL{w1:4lip:,\.� '�L;,r.S� ,cSS,.�,�sr .L�{x°.}'.=F.ht YYo2w�f'. _. .� c� ��� ParcellD Location OwnerCo-Owner ailing Address C'ty State dip 0009.0000-0022 339 NO MAIN T SCAFFIDC,TR, STEPHEN P. SGAFFIDI.TR.UTANN L. HEMLOCK CIP 1IObLETON 1A 01949 0009-0000-0022 A r NO MAIN ST TIMBERLINE SPRINGS wr,- V M JO LE5 REALTY TRUST 2350 TURNPIKE ST. BI.UC 5 NO MDOVER A 01845� End of Report M. A - a 1p lb } AREA =75 SF Gildren's Centers OF NORTH AN ROVER 4 TURNPIKE STIREET R 04 SIGN..- DE Ql�t''.fi�1� D EPSILONASSOCATU Pw� En! FUIV s#fiLViF0nrTkeTiUbI C&MUtlak4tS JUL 2 3 GU YYl�il rwM.�rr xrv�avYiao�IW FI�Li. July 21, 2002 r. Jaynes ! , Richards Little Professionals, Ir}c. 127:01yrnpic Lane P O N C a'A L 5 North Andover, MAO1845 -PwodoreA.&Fwn,PE u jec : Site inspection: 42324 Tumpike.Street, Orttti Andover, MA. I ors ,c DL-ar-Mr. 12ic�tar�#s; SpYrruelCr- }gate LL& n Friday, duly 19", 2002, wetland sclertxists frorrt Epsilon A55ociates conducted a site .inspection at the above referenced property. The purpose of this inspection was to z 4 PE determine if wetland resource areas subject try jurisdiction under the A Wetlands Protection Act (MGL c.131 s.40) and regulations (310 Ctv R 10.00) arid/or-the North Andover Wetland protection ByLaw {c.178 of the Code of hlnrt Andover} existed within iMcvr91 sa t,Ir ci#>se proxim fty to anticipa-led future work, It is.understood that this cc rrespon den ce will be made part of future.permit applications with the forth Anclover Zoning Board of Appeals and Planning Beard. Wt offer the following comments- Bordering and Isolated Veaeqated.Wetlands e slid .-not observe a juri4dictional bordering' vegetated' wetland (6 . ) or isolated vegetated wetland (I VW) within 100-foet of anticipated future Work. An Of-site meadow clnaractelrized by upland grasses anrl.fiII material .(inters{aer�sed Ith purple IGusestrife and a cattail "pocket') vva5-docurnented bot-lt does not appear that th i s:d istu&ed area meets the definition of a jur}sdictional.wet[and. . As e did not have permission -from the adjacent property Qwner to acc -55 their property .and . deftrtitively dcterrrtir}e the jurisdictional nature of -this -area', we would recommend that the North Andover Conservation Agent, Ms, Julie Parrino, confirm saute prior to oi�taini��; a building permit. e would also add that tk a-e were no records on Mile. with the Conservalion Commi$sion -regardrr3g approvals for past and ong(>irng work urtdertakeri on the subject Property. It is our -understanding that these activities were authorized by the prior Conservation Agent without tie need-for � permit ( e have a phone call into her office lo.-confirm this assurrtPtion). 7h!s indicates-to us that the Conservation COr'tmmi55ion was of the.opirtibn that there are no jurisdiaionaI wetlands within I00-feet, So maim street- Po sox 70Q+ maynard, Massa€husetLs 1754- 711D ! 97[i- 97+71 0 Fax y78.897• 499 . www.epsilrsr�asso€ia#es-corn 2 RivefffEa�nt Area According to the applicable USGS quadrangie map and the ByLaw riverfront area maps, there are na pexennial streaTns Withirk 200-feet of anticipated fiaure work. Borderi ng Land5ub'ecttoFloodin 6.e. According to the applicable FEMA-HRM reap, there afe no areas of. Bordering Land Subject tG FIoo&n9 (BLSF) on or near the subject parcel. Estimated Habitat cif Rafe Wed ands WiIdIife e assach+ etts -Natural r tag atlas ( 001 edition, _South Grvveland uadrarrgl does .Trot iidenti y any certified vernal pools, estimated habitat or pfi;or3ty sites on or near the project site. If you have any oestiarrs r�gardin oE3r findings, please do not hes;tate to.corwtact me at (979) 450-7147 or via email at mho+ a�C �ElonasSOCkates.coEn. Sincerely, l PSEL AS 0 TE nc_ Mirhael-D. o + Senior ScikxrXtit Cc_ Karl j)uhay, Nf Des�grr}4ssacr`al s, Inc EPS1LOf4A15&L1AMkw1- Engjrxer}SlrarilanmeFtS+I{pnfsNanlr PS l O N AS,5OCM INC. Engineers - Enviror#Merl tal COnsultants FAX 150 Main Street P.0. Box 700 aynard, MA 0175 700 TO- Dam/PI am/P es- date: 1 25107, Fax: Number of Pages- Phone: in cluding ccver Sheer �r rn: t Phone- 974-897-7100 Fax: 978-897-0099 Remarks- it or, -02 11tZDA P_O2 WEST Z�!e ENWRONMENTAL ir.hclic mudc Ferry 15, 1"q ,Drtlt Andover Co=rvation Commission WEi 4 9909-1' A 7 Charlw gb-eeL North Andover, MA 01845 RE,. 2524 Tut` pika Strcd)Rome 114,Nca Andover, MA S't.JBJ :'l', I &mminatian of Non-.lurisdlction Dw kris mmlin, Or hehal l'Qf AR P uilIo C==41 Contracfing,Enc., Wom E nvirowncntal, Int. 1R%pert,3d the above referenced property to,deteminz if 6c£e are L mal or S=jurisdictional woiiands prose . The area in queNtion is a mmu lot 4 acem the inttzscaion of Routt. 114 and Sharpeners Pond Road- Exeavalior work has bcM ut the site. There i& a am it drainage dimb that Yacclvos sto water 3-=off Rom Roate 114 however this area doi:4 not matt area uriteria outlined in the Mu =chuscm Waland ProtcW=Act or the or the forth Andover Wa ands Prote iim Bylaw 10-20-9$)_ Specificafly the ditch does not have a do in moe of lwdrophytic vegetation or hydrlc soils, This area also dcwes moL rn t the daiiniHon for str rn autlinud irq Scctiun II -Definibono in titic North Amdovcr Wetlands Pmteaitm RcgLdutions (11-10- 8)kr�- it dries not exit or castor a wotla . This cunoludes our work at this time. Please cal our office with any quedions. 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