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2019-06-04 Recorded Decision SPR
v � , �•�.��.s< �cr��� ��:� a s�r`s Town of North Andover Office of the Planning Department g Community and Economic Development DivisiofC019')UN r16 120 Main Street TMU i r North Andover,Massachusetts 01.845 i l� ii A-H90"PR sg'a fiC t��tt r^r? NOTICE OT DECTSTON SITE PLAN REVIEW This is to certify that twenty(20)days Any appeal shall be filed have elapsed from date of decision without filing of an appeal. within(20) days after the Date kZQ/g date of halm this notice in Laurie A.B rzlaff g Interim Town Clark the office of the Town Clerk. Date: dune 4,2019 Date of Hearings: April 16, 2019,May 21,2019,June 4, 2019 Date of Decision: June 4,20f 9 Petition of: A.L.Prime Energy Consultant,Inc. 18 Lark Avenue Saugus,MA 01906 Premises Affected: 1725 Turnpike Street North Andover,MA 01845 Map 107.B,Lot 56 Referring to the above petition for Site flan Review Special permit,according to the requirements of the North Andover Zoning Bylaw,Article 8,part 3 195-8.10 through 8.17 and 195-10.7 and MGL C40A,Sec 9. So as to allow for the replacement of the existing convenience store with a newly constructed,relocated 1,605 sq,ft,building and expand the associated canopy with associated landscaping, parking spaces, stortllwater management facilities,signage and other improvements located on 23,561 +1-sq.ft of land on a currently developed parcel within the General Business(G-B)Zoning District. After a public hearing,given on the above date,and upon a motion by 1. Simons and 2nd by E. Goldberg to APPROVE the Site Plan Review Special Permit as amended and based upon the following conditions.The vote was 4—0 in favor of the application, , On Behalf f NortlZ Andover Planning Board Eitan Goldberg, Chairman Peter Boynton Lori Crane ATTESJ% Aaron Preston ATheG�Copy �'oltcl Simons Intorimn uyll Gerk Bk 15972 Pg239 #20496 1725 Turnpike Street(Map 107.B,Lot 56) Site Plan Review Special Permit June 4,2019 Page 2 of 9 The Planning Board herein APPROVES the Site Plan Review Special Permit so as to allow for the replacement of the existing convenience store with a newly constructed,relocated 1,605 sq.ft.building and expand the associated canopy with associated landscaping,parking spaces, stormwater management facilities,siguage and other improvements located on 23,561 +/sq.£t of land on a currently developed parcel within the General Business(0-B)Zoning District.This Special Permit was requested by A.L. Prime Energy Consultant,Inc., 18 Lark Avenue,Saugus,MA 01906. The application was filed with the Planning Board on March 14,2019. The public hearing on the above referenced application was opened on April 16,2019,and closed by the North.Andover Planning Board on June 4,2019. The Applicant submitted complete applications,which were noticed and reviewed in accordance with Section 195-8.10- 8.17, 195-10.7 of the Town of North Andover Zoning Bylaw and MGL C.40A,Sec. 9. The Planning Board voted unanimously(by a vote of 4-0)to grant the Site Plan Review Special Permit. A special permit issued by the Planning Board,as special permit granting authority,requires a vote of at least four members of a five-member board. The Applicant is hereby notified that should the Applicant disagree with this decision,the Applicant has the right,under MGL Chapter 40A,Section 17,to appeal to this decision within twenty days after the date this decision has been filed with the Town Clerk. The Planning Board makes the following findings as required by the North Andover Zoning Bylaws Article 8,Part 3 Site flan Review and Section 195-10.7,the Planning Board makes the finding that the intent of the Bylaw, as well as its speck criteria,are met. This decision specifically stated by the Planning Board snakes the following FINDWGS OF FACT: 1. The specific Site is an appropriate location for such a use,structure or condition. The Site is zoned for General Business as it is currently used as a fueling station with associated convenience store. The proposed Project is a result of discussions with the Planning Board,Planning Staff and outside consultants with respect to parking, queuing, Site design,landscaping and storrnwater management. The resulting proposal provides adequate parking and traffic queuing.The existing building is pre-existing non-conforming. 2. The use as developed will not adversely affect the neighborhood character. The Proj ect provides appropriate building,lan:dscapWg and screening and the proposed building and use are set back from the adjacent properties. The character of the architectural style of the proposed new building will improve the aesthetic character in the area and will complement the architectural style of adjacent existing building located along Turnpike Road. 3, The use as developed will not adversely affect the neighborhood as the building and the driveway Dave been situated in a location that will have the least amount of visual impact on the neighborhood as possible. Landscaping is proposed in the northern Northwestern side of the property providing a natural buffer between the residential neighborhood and the fueling station. i Bk 15972 Pg240 #20496 1725 Turnpike Street(Map 107.B,Lot 56) Site plan Review Special Permit J'uue 4,2019 Page 3 of 9 4. Five (5)variances were granted by the Town of North Andover Zoning Board of Appeals for the front setback(relief of 87 ft,), left setback(18.9#t.relief),rear setback(47 ft,relief),front visual buffer/parking(50 ft,relief),rear open(15 ft.relief). 5. There will be no nuisance or serious hazard to vehicles or pedestrians. Access to the property will continue to be from the existing curb cuts on;Turnpike Street. Site improvements have been designed to maximize on-site and off-site safety. 6. The project will also include 6 parking spaces,associated stormwater drainage improvements, driveways and landscaping; 7. According to the Technical Memorandum Submitted by Gillon Associates Traffic&Parking Specialists: a. The Project is expected to generate 244 vehicle trips(122 entering and exiting) during the weekday morning peak hour and 268 vehicle trips(134 entering and exiting)during weekday peak evening hours. The projected new trips constitute a Route A 4 traffic count increase of.7%for average weekday total,a.8%increase during the morning peak hour and a I-I%increase during the eventing peals hour b. The aAccess/egress to the Site is proposed to remain via two existing curb cuts along Turnpike Street 8. Adequate and appropriate facilities will be provided for the proper operation of'the proposed use. The building is currently serviced by town water and septic. The project will be tied into the town's sewer system. The Division of Public Works has reviewed the application,utilities,and drainage and deemed them to be adequate, 9. The use is in harmony with the general purpose and intent of this Zoning Bylaw.The Project will substantially enhance the aesthetics of the Site with now building design,landscaping and screening. 10, The stormwater management is designed in accordance with the Town Bylaw requirements and Best Management Engineering and Practices,and the most recent version of the MA DEP ,8tornnwater Handbook,and has been reviewed by the Town's outside consulting engineer, Horsley Witten. The proposed runoff from the impervious areas of the Site will continue to be drained through a closed drainage system to Turnpike Street, The Project's permanent stormwater measures consist of StormTECH Mitration systems and roof drains. 'There were extensive discussions between the Town's outside consultant engineer and the Project Engineer related to the overall Design and Long Tenn Stormwater Operations and Maintenance flan(See correspondence from Horsley Witten dated see memo dated March 28,2019,May 17,2019,May 21, 2019 and memorandums from A.L.Prime dated May 13,2019,May 20,2019). Bk 15972 Pg241 #20496 1725 Turnpike Street(Map 107.B,Lot 56) Site plan Review Special Permit June 4,2019 Page 4 of 9 11. The Applicant has provided a Landscape Plan(dated February 5,2019,Revised to April 22, 2019)and an Architeotural Elovation flan(dated February 25,2019). The architectural features and landscape design has been approved as consistent with the surrounding area. 12. Department of public Works,reviewed the flan and determined that all work done within fho Right-of-way of Turnpike Street will requite a permit with MassDot. (see email from John Borgesi dated May 29,2019 and Tian Willett dated). 13. The Fire Department has reviewed the plan and determined that the Applicant must install a fire hydrant at the intersection of Route 114 and Colonial Avenue,the fire alarm panel must be tied to the hire Department radio box,documentation showing diesel pump suppression system meets UL 1254 must be provided to the Fire Departmwit and during construction,a construction.Site Plan that meets 527 CMR Ch 16 as well as the applicable edition of NFPA 24 1,will be implemented(see email from.Lt.Michael Beirne,dated March 21,2019 and.April 29,2019). 14, The North Andover Police Department has reviewed the flan,and determined that all entry and exit Site lines should be clear of obstructions including plants,fences,posts etc.(see email from Lt.Daniel Lanni dated April 30,2019). 15. The Building Tnspeotor has reviewed the Site plan and noted that all variances required have been approved by the Zoning Board of Appeals(see email dated May 1,2019). 16. the Health Director has reviewed the Site Plan and determined that the Applicant will need to file for a Septic Abandonment Permit,submit a Food Establishment Plan Review Guide for construction of the new convenience store and amend the dumpster permit application for the new dumpster location(see email from Brian LaGrasse dated Maroh 29,2019). 17. The Plan reflects extensive discussion and review with TEC,Inc.,the Town.'s civil peer review consultant and meets the requirements of the Town as stated in part 3 Site Plan Review. (See Memo from TEC dated March 29,2019 and email from TEC elated May 14,2019). 18. Finally,the Planning Board finds that this Project generally complies with the Town of North Andover Zoning Bylaw requirements as listed in Section 195-8.14,as well as part 3 Site Flan Review, 195-10.7. The Planning Board hereby grants an approval to the Applicant:provided the following conditions are met: PERMff DEFRaTIONS 19. The"Locus"or"Site"refers to the 23,561 sq.#t. parcel of land with land fronting on Turnpike Street as shown on a portion of Assessors Map 107.B,Lot 56,and also known as 1725 Turnpike Street,North Andover,Massachusetts. 20. The"Plans"refer to the plans entitled"Replace C-Store A.L.Prime 4108, 1725 Turnpiko Street (114),N.Andover,Massachusetts",dated February 25,2019 and revised to May 20, 2019, I 1 Bk 15972 Pg242 #20496 1725 Turapike Street(Map 107.B,Lot 56) Site plan Review Special Pewit 3une 4,2019 Page 5 of 9 consisting of 19 Sheets,prepared by A.L.Prime Energy Consultant,Inc., 50 Cross Street, Saugus, MA 01906. 21. The"Project'°refers to the replacement of'the existing convenience store with a newly constructed,relocated 1,605 sq.ffi.building and expand the associated canopy with associated landscaping,parking spaces,stormwator management facilities,signage and other improvements located on 23,561 +/ sq,ft. of land on a currently developed parcel within the General Business (G-B)Zoning District. 22. The`°Applicant"refers to the A.L.Prime Energy Consultant,Inc., 18 Lark Avenue, Saugus,MA 01906,the Applicant for the Special Permit, its successors and assigns. 23. The"Project Owner"-refers to the person or entity holding the fee interest to the title to the Locus from time to time,which can include but is not limited to the Applicant,Developer,and Owner. SPECIAL CONDITIONS 24. Any information required and submitted to any agency of the Commonwealth,shall be filed with the Planning Department. t. 25, The Applicant must supply a copy of the approved MassDOT permits necessary for access and construction of the Site to the Planning Department. In the event MassDOT requires a material change(as deemed by the Planning Director)in the access/egress or other details depicted on the Plan dated February 25,2019,revised to,May 20,2019 The Applicant shall submit revised flans to be reviewed in accordance with the process described in Section 195-8.17(Revisions to Approved Site Plan). 26. All potential pollutant storage will be managed.ZA W MA DEP and DPS requirements, overseen. by ICC UST certified project managers and the LSP or his representative.If encountered, contaminated soils will be stockpiled and covered with plastic and removed from the Site expeditiously. See the Erosion Control playa for an outline of the proposed storage area just north of the new canopy.New materials will be delivered.IIT so that it is not required to be stockpiled for any extended period of time,if at all. 27. Sf the Project is not completed in its entirety prior to the snow season,snow will be stored at north most area of the site and/or trucked off site and properly disposed(within 48 hours). 28. Construction parking is prohibited on Colonial Avenue, 29. The construction entrance will be monitored and cleaned of sediment as needed on a daily basis. 30. The business may operate daily from 5:00 am until 10:00 pm. �I • 1725`Ilinapike Street(Map 1(]7.8,Lot 56) Bk 15972 Pg243 #20496 Site Plan Review Special Permit June 4,2019 Page 6 of 9 31. The Applicant will provide the Planning Board with photographic evidence 6 months to a year from the time of occupancy while the foliage is down to ensure that screening is sufficient. PRIOR TO TI M START OF SITE WORK OR CONSTRUCTION 32, Two(2)copies of the signed,-recorded plans and Notice of Decislou must be delivered to the Planning Department, 33. In consultation with the Director of Planning,the Applicant shall designate an Independent Construction Monitor.The monitor shall read, sign,and return to the Staff'Planner the Letter of Agreement for Independent Monitors.The Construction Monitor must be available upon.four(4) hours'notice to inspect the Site with the Planning Board designated official.Tho monitor shall make weekly inspections of the Project,provide monthly reports to the Planning Department throughout the duration of the Project,and detail any areas of non-compliance and corrective actions.Additionally,the monitor shall assist Town Staff in overseeing the implementation and updating of the SWPPP throughout the development process. 34. In consultation with the Staff Planner,the Applicant shall designate an Independent Environmental Monitor.The monitor shall read,sign,and return to the Staff Planner the Letter of Agreement for Iudependent Monitors.The Environmental Monitor must be available upon four (4)hours'notice to inspect the Site with the Planning Board designated official.The monitor shall make weekly inspections of the Project,provide monthly reports to the Planning Departinent throughout the duration of the Project,and detail any areas of non-compliance and corrective actions.The monitor will also provide reports following heavy rain events. 35, A construction schedule shall be submitted to the planning Staff for the purpose of'tracking the construction and informing the public of anticipated activities on and off the Site,including work to Turnpike Street.Construction of the Project will require sequencing and will require erosion and sediment controls inspections by the Planning Department periodically.Additional and alternative measures may be required depending on actual field conditions. 36. A bond in the amount of ten thousand dollars($10,000.00)shall be posted for the purpose of insuring that the Site is constructed in accordance with the approved plan and that a final as-built plan is provided,showing the location of all on-site structures(Site utilities,structures,curb cuts, parking spaces and drainage facilities,including invert elevations of all stormwater structures). This bond shall be in a form acceptable by statute. 37. All erosion control measures as shown on the Plain must be in place and reviewed by the Town Planner. 3$. Yellow"Caution"tape must be placed along with the limit of clearing and grading as sbown on the Plau. The Planning Staff must be contacted prior to any cutting and or clearing on site. Bk 15972 Pg244 #20496 1725 Tumpike Street(Map 10733,Lot 56) Site plan Review Special Permit June 4,2019 Page 7 of 9 39. A pre-eonstruotion meeting must be held with the developer,their construction employees,and the Planning Department(and other applicable departments)to discuss scheduling of inspections to be conducted on the Projeot and the construction schedule. 40. The Applicant must supply a copy of the approved lvlassDOT permits necessary for access, excavation and construction of the Site to the Planning Department. DURING CONSTRUCTION 41. Dust mitigation must be performed weekly,or more frequently as direoted by the]Manning Director,throughout the construction process. The Site must be Dept clean and swept regularly. 42. Any stockpiling of materials(dirt,wood,construction material,eto)must be shtown on a Plan,and reviewed and approved by the Planning Staff. Any approved piles must remain covered at all times and fenced off to minimize any dust problems that may occur with adjacent properties. 43. It shall be the responsibility of the developer to assure that no erosion from the construction Site shall occur which will cause deposition of soil or sediment upon adjacent properties or public ways, except as normally ancillary to off site construction. Off site erosionn will be a basis for the Planning Board making a finding that the Project is not in compliance with the Plan; provided,however,that the Planning Board shall give the developer written notice of any such finding and seven days to cure said condition. 44. In an effort to reduce noise levels,the developer shall keep in optimum working order,through regular maintenance,any and all equipment that shall emanate sounds from the structures or site. Testing of the generator must be limited to once weekly during weekday daytime hours. PIUOR TO A.CEItTMCATE OF OCCUPANCY /45. The Applicant must submit a letter from the architect and engineer of the project stating that the building,landscaping,lighting and site layout substantially comply with the Plans referenced at the end of this decision as endorsed by the Planning Board and that the stot water management structures are f motioning as designed. Alternatively,the Applicant and/or Property Owner may provide a bond,determined by the Planning Board,to cover the full amount of the landscaping materials and installation if weather conditions do not permit the completion of the landscaping prior to the use of the building. 46. The Applicant must submit a letter from the engineer certifying that the lighting provided meets minimum Illuminating Engineering Society(7ES)standards. J7. The Planning Staff shall review the Site. Any changes to the approved lighting plan as may be reasonably required by the Planning Staff shall be made at the Owner's expense. I Bk 15972 Pg245 #20496 1725 Tixmplke Street(Map 1.07.B,Lot 56) Site Plan Review Special Permit June 4,2019 Page S of 9 48. All stormwater structures shall be cleaned,in accordance with the approved Stormwater Operation&Maintenance.plan, as the same may be amended by the wetlands Order of Conditions for the project. 49. Planning Staff shall review landscaping to ensure that it complies with the approved plan. 50. All signage shall conform to the signage regulations contained within the North Andover Zoning Bylaw,Article 6 Sign and Sign Bighting Regulations,unless a Variance is issued by the North Andover Zoning Board of Appeals. 51. The Commercial under canopy fire suppression system,must be installed. Certification that the system has been installed properly must be provided from both the North Andover Fire Department and the North Andover Building Department to the Applicant. The Applicant must then provide this certification to the North Andover Planning Department. 52. The,Owner shall apply to the Board of health for the appropriate dumpster pemit. 53. The Planning Staff shall review the Site. If weather conditions do not permit the completion of the landscaping prior to the use of the building,the Applicant and/or Property Owner may provide a bond,determined by the Planning Board,to cover the full amount of the landscaping materials and installation.. PRIOR TO THE, RE,LkASE OF TBE PERFORMANCE BOND 54. The Applicant shall submit an as-built Plan stamped by a Registered Professional Engineer in Massachusetts that shows all construction,including stormwater structures and other pertinout site features.This as-built Plan shall be submitted to the Town Planner for approval and must be provided in paper forth as well as in SDP(Standard Digital File)format. 55. The Planning Board must by a majority vote mAe a finding that the Site is in conformance with the approved Plan. GENERAL CONDMONS 56. The,Contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation. 57. Gas,Telephone,Cable and Electrio utilities shall be installed underground as specked by the respective utility companies,except for so called"green utility boxes"as may be required by the utility companies. 58. The hours for construction shall be limited to between 7.00 a,m,and 5:00 p.m.Monday throw Friday and between 8:00 a.m. and 5:00 p.m. on Saturday. 1 Bk 15972 Pg246 #20496 1725 Turnpike Street(Map 107.D,Lot 56) Site Flan Review Special Permit June A,2019 Page 9 of 9 3 59. No open burning shall be done except as is pezrinitted during burning season under the Fire j Department regulations. 60. The provisions of this conditional approval shall apply to and be binding upon the,Applicant,its E employees and all successors and assigns in interest or control. 61. Any action by a Town Board,Commission,or Department,which requires changes in the Plan or design of the building,as presented to the Planning Board,may be subject to modification by the Planning Board. 62. Pursuant to the North Andover Zoning Bylaw Section 195-8.8.D.(7)this Site,flan Review Special Permit shall be deemed to have lapsed after June 4,2021 (two years from the date the permilt is granted),exclusive of the time required to pursue or await determination of any appeals, unless substantial use or construction has commenced within said two-year period or for good cause as determined by the Planning Board. 63. The following information shall be deemed part of the decision: Plan titled; Replace CGStoxe A.L.Prime 9108, 1725 Turnpike Road(114),N.Andover, Massachusetts Prepared for: A.L,Panne Energy Consultant,Xno. 18 Lary Avenue Saugus,MA 01906 Prepared by: A.L.Prime Energy Consultant 1ho. 18 Lark Avenue Saugus,MA 01906 Scale: 1"=30' Bate: February 25,2019,revised to May 20,2019 Sheets: 19 Report: Stormwater Report ' Date: February 22,2019,Revised to May 20,2019 Prepared by: Landplex. 10 George Street, Suite 208 Lowell,MA 01852 Date-. February 22,2019,Revised to May 20,2019 Report: Technical Memorandum Prepared for: A.L.Prime Energy Consultant,Inc. 18 Lark Avenue Saugus,MA 01906 Prepared by: Crillon.Associates. Date: 11 River Street Weymouth,MA 02191 DRAWING INDEX �1 Q A.L PRIME ENERGY ` ° °" �-- AM D C6 :COVER 25 FL620t9 2 i ISIU%y2019 GONSUITANT, INC. �--- 78[.AF2K AV�it1l1E ExsTGcaNDmoNs PLAN of LAND IiAND1h4Rk7 i a9 Nov zaro� NONE ! WA 18 LA F5 VENUE C1.01 PROPOSED STM IMPROVEMENTS 25 F0=19 � 1 i 2S APR 201E L-- C-2 GRADINGANDUrUTY 7 —=rrergY (789}246 v2o9 ' zsFMzn+9 i 7 25APR 2019 i STORRd WATER-fLANmzQ 22FEB 2010 I 1 T WAY2D12 ER-1 FMf0NLW9TR0IL 25FE62018—2 WMAY2M9 LA LANDSCAPE CKMMNER DESIGM 5 FEB 201 B I 22 APR=9 L1G}fftNG,LOid280-S1•(RED LEONARDASSOC) 5AW201B 3 ; 7F02DIS REPLACE C-STORE TKA f TANKANQPIPING 25 FEB 20t9 NONE MA TK-2 TANK&PIPING CETARS 25 PER 2010 NONE j NIA A.L. PRIME#108 FSP-II SELF'SFAME ME SUPPRESSION 25 F£82019 I NONE f NIA TR-t TANKER/TRAILER VEHICLE PATH ZS FEB 201V NONE NIA 1725 TURNPIKE RD (RTEQ114) TR2 EVERGENCY RRE LADOM VEHICLE PATH 14MAR20I6 NONE t wA N. ANDOVER, 1NIA 01845 S�1;SIGN ANC GRAPHICS 25 FE62019 . NONE ; NIA 5OO''SrM DETAILS i 25 FEB2019 I NONETf� NIA PROJ CONTACT: ANTHOW G€16A,ir'.E.MOSIL.E 512-745-MO 5¢2 WE DETAILS 25 F£5 2010 NONE j NIA A1,0 i PROPOSED FLOOR PLAN i 25FEB2019 i NONE i NIA A2,0 i PROPOSED ELEVATIONS 25 fee 2019 ? 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S ,tlr Sr. LY[tlY�VI RLtWY\'KO.NlT�i PANE8 RJ5lICIFf£ bMDT Ril6VW3�MA60'.4l[A �- 6 � , c Cut>aYsa3foco7 w,rs [aaxr. , xaazr. rxmwu,LV luuaw,xR.uEr.Lrn+urtaF+x,cFAx y�-�...... r fJWOPYY1Gr30.�o6L !�'a:d •Wbl, i •W is. E1Rdbuu.Y�L�'[�]E2�TfL[1MKi.Pl4`aCFAC9 BIDOwAt1AF Af110t17H P1EV�riOlr�igYk MCF.i Gr-0PYFAs=kA nrFAzTOxLY IwSF. TURNPIKE STREET (ROUTE Ri!) YcrrAL .�U.PRFA8LeI CANLMY Mr&F. r0[ALpROPCk%W . "DCAP0"ShMKk(;£:F M&F. SIGN LOCATION KEY ® n F ln"FRe[srua0310 wALLOWSOWPIIS IJSVAR$a Lt Tlfl].a&Sb::W.NorINCLUDWin CT us a+ � - orw.rc sc� i ARQr1LCSVRni � __--___ �,Ro�1YC]ynµ ALNQES �IN�QB a,rx rrsR. I nn�R � r r (Ives 'q .'lfl�!T f1 u D���15 ,"lama. 'Mn +aac eox Pu m I f •cr w rw.n RCurrrs 3 ,Yrr rI.. .Neva Aw+w owr orm[ over EMwRR rlLvf..ALLVn 2 ge4ww L -I u s s NORTH BUILDING ELEVATION �.�.o � _yr EAST BUILDING ELEVATION tds�tR,a]tiac.Ic aRav�c�ruL Y IT ��11L�L1L1V raaaw-� �iI I n � a ��ua�-NLIrtlNA][D PW,ptor WOFY rl6W 5 113 �t �...-.- �r BnOrb]watl xd,IWC iC[R]fRIC i 11E i t I ,�-d-:: �I b V - M- SLR Will-'7fr,l�pm� EaEROY [� 411' f>PL1(SSL iSP-S FI.W) j �tllFi![i �TTv 1 Pr# dSF�x I j II wrri rC"iEb rsuua .R sRr..q i 3 .•••••••AIPRLN&SITEs]09 N.ANDOVER,MA � K 1725 TURNPIKE!STSIGNAGE N ' ?Re?OSE6fi' .�f5.'15 +�-�—"----1 'a" �!' rRouee�Lssr�navacssoRc � EAST CANO9YELEVATION 9FE W V+�sr9 91s�.,a ( .me xrrW YAnc r .awn rnl s.nw; _ - �i e%n'['a�y {(//�•�q�-o-r ram ' *"x h't awwc.w ry rvwoa.a - Sd , f..A MtINm r[YK m.�i�e fdt nwwC.y 9F1f aw wto. /:r •� - ••"R X ww�iMl��LRf.�A13 Rot —3 . MYa• 14Ymann / rwl.ta .� f y �'• •'a:...:i "'1 xcu Rax aYa tAt,tat ria-rar 4r.-.� `J ...• ':.:.-� Y Nsausot .0�� aulam.��° .:cacr i+�c•.r. .wc � ASPHALT PAVEMENT U SHAPE OOLLARD S>=GTION 7HRU FUEL ISLAND BLIlLDELdS SIDEWALK i.ur wac «ai ro••,. Aa.Y.n ...naAae•Ya CONCRETE BAVEMENT JOI! IV P l4vi ff/ T'�• IX.wrt l.T oux 1 H� �:a:yi:� � <ktN �I+om .-u000mfBPt atdw �� va,aga aM/aMA A1� ���/ Y{plt•M1RlV AC�PII RAO �,J•J-"/y '+PA901+t 1 P..RY 117.wKt R4 a�� I� 1�y a.A.rC I"'..i a�uwi�um ��f 1KWrf rnYPA�StYK r r cmoa«'oe mx CLF-A"UT wA a w+l SANITARY MANHOLE UTujTY PIPE TRENCH 1 � CURSING —��w..xtmar we so r.Pi.t sAi.n erru +fra/r f'•r•'l/ Ln �j iii / ,•..t, / � •.........� +:irc',L',�,] �_• -•. VAN.u� @ay�-• � -:.4::;�� �ACCEs31B1£ j� / � i I i (p�?�(� • Y If..M1r•4 m$i n � 1 F wx error a tv Sb�' ,'a..o v.o...ww ;�s�y,a � w,•••••Ay PA35{E 5lSER3Ds K ANDOVER MA ";x rY A.e¢e- Auoc.,,,r r AOAneA jam. m 4725TIFRNPfKEST � •�a mtnn�toe ytAAtw:.m...n AA.,.,cl.A. a=«��• I SITE DETAILS I No PROP0. �ROVE7fEM 8tT M41KADAPARALLEL CURS RAMP ADA PARKING SIGNAGE ADA PARKING PAVEMENT MARKINS PRGfECAS 5TAT"&c-GTORE tfA9p1Y M ID iCut 1 ' ] M 1 I1 f. { C�i1-1SD 1 I� r.. ���j � Illli SIII;I�' Ill i�l I 4 .1lll.- ..��.erc,.:.>.� IS 11 LS t � mac.aeaa ro � mcsz roeae. SCREENED TPASH ENCLOSURE .. �n.cxne�e meerw.aawnw.acnccxrvsrew ee.c�on.cwm cw r ". ��4.��:a �o.smn.+a.on«wow.,Tmw.�.s..er�waara ARa MNC r�. uex uac � � sco.,a erty.-..ssa secs sn .,..e.am mcwcrx a.w v-u S �L"d loft prLL wn�O Wt lrrxoaw[taroare ra x.++mewl aqa �; �^�.. �Ir•.[d. LY'� 9KND RAS IFfE 1 M.aw mr,..M�f KITYa TYL.[ eta.WnxO N.O�m� , � a+ q..:rawi.�o>wz�Sa ,r�,.•*�..w�•�u.a > aw�as.�f,c,�nrsaarro�wo n>Yw �:S `�� '•nli :cam�• .aaa�..ti -,_..kf e.�lzr r r..ww. ....e""M.r."".an.evn er, .w.v.z.aa i ns. aw.acv fW�1 n�u reol'6ui W a ...e.tW' 11R�0 S1NNllC .wOl wG[�ao i���m�r roR I[i ���� �v wµi[waitt� t Y .__.af00.ars Weans •C+aomr ! ii77 eit...e. T SHRUB PLATING nrrcx.[ TRu PLANTING .o ae BIORE7ENTIONAREA it N.AA[O VER,SYMMO MA IV i 7 " 1725 TURNPIKE ST III SITE DETAILS 2 O I, i; t pROPC5ED I11SPftOVF3fEI�Ys PAIkEGti957A7lpFt6L 570AE ji i �••<pseiue xwco+co I i 4a.orea 1 • 'p S D-2 ................................... Bk 15972 Pg263 #20496 . < C K�z �H | ! % 2 Do a | § q m a — ——®---—...... . f / 71� { . § # -] ! � § � a " � o L........------ — -�—! E a� Lj EAST BUILDING ELEVATION w NORTH BUILDING ELEVATION 7-- F- Ln a MP a jl� I WEST eutLoiNC,ELEVATION SOUTH BUILDING ELEVATION 0) N-ANDOVER,MA 1725 TURNPIKE ST E LDG ELEVATIONS 3 A-2 0% ------------- ......................................................................... ........ ...... ........ ................................................. ff� E I i; yf, �L o„n. asolwwm.rH euc unoarcc •E1 ... ....... .... .. 0 aar _ +uc survacsaa<s�xrcu ro COILP Exru¢FVII%xc Oil, wa�sca �rc�ca awro s°Nmw"ai4 i 2vz .en a SOUTH CANOPY ELEVATION mim , s SMO PMWALE EAST(RTE 114)CANOPY ELEVATION SFE OWW-SCAL.E NORTH$Ut MG ELEVATION g�21v ^o.r e¢arrn%ecwun m.a F' %j AL9RAl'KM[AW 0) NORTH CANOPY ELEVATION !I _' — AIL sn Ln a�ns� �Gros ' M ANDOVER.MA sEEcw arocsca� ; 172S TURNPIKE ST N Ijl t CANOPY ELEVATIONS Q I PW CAS AIPgOVYJ1 � PRIkECy4SSThiIONACSTORE AS At7rEV A-3 IH �l m, E Bk 15972 Pg266 #20496 E I Gililon Associates 111 river Street 9V Weymouth, MA 02191.2104 Traffic& Parking Specialists Telephone: (781) 689-7339 e-mail:jt.gillon@comcastmet TECHNICAL MEMORANDUM i Tot Anthony Cuba Date: August 27, 2018 From: John T, Cillon, P.E. Re: 1725 Turnpike Road, North Andover, MA At your request,I have re-evaluated the traffic implications associated with improving the existing AL Prime gasoline station site by adding two double gasoline dispensers and relocating a larger C- Store at 1725 Turnpike Road (Route 114) In North Andover, Massachusetts. Based on the Institute of Transportation Engineer's Trip Generation Manual,The comparison between existing and future trips Is as follows; Weekday AM Peak Hour PM Peak Hour In Out Total In out Total Projected 2378 122 122 244 134 134 268 Existing 1586 81 81 162 89 89 178 Increase 792 41 41 82 45 45 90 Pass-By 475 25 25 50 1 25 25 5o New Roadway Trips 316 16 16 32 20 20 40 tadditional vehicle IL8 Please note that In the table above, a trip Is a vehicle either entering or leaving the location so that a customer who visits once Is counted as two trips,one in and one out of the station, although it actually only adds one more vehicle travelling on the abutting Route 114. Also note that the above numbers are related to vehicles crossing the:driveway In or out of the station. Route 114 has approximately 22,900 daily vehicles,of which about 2,000 use the road during the morning peak hour and 1,750 use the roadway during the evening peak hour. The above projected new trips constitute a Route 1.1.4 traffic count increase of only 0.7%for the average weekday total,a 0.8% increase during the morning peak hour,and a Li% increase during the evening peak hour. The projected numbers are based on metrics provided by the Institute of Traffic Engineers(ITE) manual,which meets the best Industry practices. However, many traffic engineers question the ITE straight-line trip projection rate based on variables including convenient store square-footage or the increase In number of fueling positions.This approach does not take into account variables which have much higher impact to facility traffic but for which there is no convenient measure such as effect of nearby competitive outlets, pricing, ease of access, and brand loyalty, Demographics and competition do not change with the increase in the number of fueling positions or store size; a station that is never busy and sells little volume will not be expected to Increase sales simply by doubling the number fueling positions but the ITE manual would project that sales and traffic at the station would double. Bk 15972 Pg267 #20496 For this reason, I am confident that the numbers derived using the industry best practice and 1TE tables are conservatively high for this location and In my experience,the improvements proposed for this facility will not increase traffic counts on Route 114 markedly throughout the day. There will be some increase during the commuting peak hours where the number of available fueling positions may be a factor and customers who would have driven by rather than queue for a fueling position might now stop at the location, increasing the traffic count across the driveway but creating significantly less impact on Route 114 traffic count and impact to the immediate vicinity. I hope this information proves useful but please do not hesitate to call if you have any questions regarding this material. I I Bk 15972 Pg268 #20496 ... : . LANDPLLk, 10 GEORGE STREET,SUPIE 208,LOWELL,MA 01852•978-201-9390 •WWW,LANDPLEX.COM CONSULTING • SURVEYING • CIVIL ENO]N13 RING • GlO-TECHNICAL E i STORMWATRR RFPORT 1725 TURNPIKE STREET NORM A.NDOVER, MASSACHUSET"1'S FEBRUARY 22,2019 REVISED: MAY 20,2019 r i pp� ftCR=R� ems I 2� d PREPARED FOR: A.L. PRIME ENERGY CONSULTANTS, LLC 18 LARK AVENUE SAUGUS, MA 01906 Bk 15972 Pg269 #20496 SECTION 4: CONSTRUCTION-PERIODS OPERATION & MAINTENANCES AND LONG-TERM POLLUTION PREVENTION PLAN i LANDPLBX,LLC• 10 GEORGE ST.,SUITE 209, LOWLLL,MA 0[852 •978-201-9390+ WWW.LANDPLEX.COM i I Bk 15972 Pg270 #20496 SECTION 4.1 » INTRODUCTION The following Operation and Maintenance plan provides the requirements for die proposed storm water tttanagcittent system throughout the construction phase and the post development period of the system. The maintenance standards presented are based on recommended design and maintenance standards in Managing Stonnivater in Massachusetts, Volume One,Stortmwater Handbook, Prepared Gf:'MA Department of EnWronmental Protection These operations and maintenance procedures are required I'or proper operation of the stormwater management system;additional procedures may also be developed as the system is operated over a period of time. As with all stormwater facilities,Elie conditions may change or the management may he simplified its tits maintenance personnel become more familiar with them. For example,as detention facilities mature,the ability for the basins to remove pollutants,and theefficiency increases,and therefore,tiro frequency of inspection may need to he adjusted. Proper maintenance is essential to ensure that the performance of the system meets the design expectation. A system that is not maintained will inevitably fail and could lead to financial loss,damage to surrounding infrastructure or environmentally sensitive areas,and an increase in the liability or the property owner. The three keys to maintaining a functional storm water management system are personnel,education,and record keeping. Personnel make the difference between a Stormwater Management System that performs as designed throughout its lifetime or one that fails due to lack of attention. Education provides the personnel with the skills needed to effectively maintain a Stormwater Management System. Record Keeping allows the personnel to track the maintenance and the performance of the system to determine when major maintenance tasks are required. Maintenance is the responsibility of the property owner. This is true whether the property owner is an individual where the land is private property or where the land is public with the responsibility assigned to(ha( municipality. Maintenance shall be performed as outlined in this Operational and Maintenance flan. Those responsible for the work shall have a copy of this plan and a copy of the complete design plans to aid them!it understanding the intent and requirements unique to this Stormwater Management facility. All maintenance personnel shall be aware of the purpose oreach Stormwater nianagentcnt HMP in removing contaminants and Total Suspended Solids(TSS) front(lie stormwatcr runoff. Tito result is the collection,removal and storage of the contaminants within the components. Tile contaminants could include trash,debris,oil, sediment and soluble or insoluble materials. In most situations,these can be handled,stored and disposed with minimal safety requirements,in that the health hazards are minimal with the concentrations involved. However,Elie personnel should be aware of the risk and/or the possibility of potential dangers. The maintenance personnel shall be aware of the sof4ty needs involved with entry into confined areas such as sediment and oil separators and shall abide by all applicable OSHA regulations. Personnel should be familiar with local emergency numbers and have access to first aid materials. Maintenance personnel shall be familiar with local, state and federal regulations and guidelines concerning the disposal of all materials generated from the facilities as a result of maintenance. All waste materials shall W handled,stored,transported and disposed in accordance with these regulations. s ECTION 4.1—RESPONSIBLE PARTIES The construction contractor as well as the owner, Nasser Abu-laid of A.L.prime,will be the responsible parties during construction of the Stormwater Management System, Tito current owner,Nasser Abu-Eid of A,L, Prime,or the future owner of the property,will be Elie responsible party during the post-development maintenance period of the Stormwater Management System. A copy of the Stormwater Report will remain on site to notify future owners of the presence of the stormwatcr system,and the proper operation and maintenance. LANDPLEX,LLC► 10 GEORGE ST.,SUITE 208,LOWELL,MA 018.12 978-201-9390 W WW,LANDPLFX,COM Bk 15972 Pg271 #20496 Members of the Town:of North Andover Planning Board or its designee may enter the property at reasonable times and manner for the purpose of the inspection of the stormwater management system. SECTION 4.3 CONSTRUCTION PERIOD MAINTENANCE PROCEDURES Maintenance requirements are the most demanding during the construction phase or a project when the ground Is disturbed with partial runoff control in a condition that is most likely to produce silt-laden runoff. During this period, the contractor and owner shall meet the design and performance standards of a rally constructed,stabilized system. Proper treatment of stormwater is only possible with a proper construction sequence plan and rigorous maintenance procedures of the storm water components The general construction sequence,as it applies to the storm water management components shall be.as follows: 1. Install erosion and sediment controls measures(straw wattle as shown on plan prior to disturbing soil and any temporary structures. 2, Conduct all soil-disturbing operations during the dry periods and not during times of precipitation. 3. Direct the storm water runoff into temporary pollution prevention structures. 4. Begin site work. 5. Stabilize grading and landscaped areas as soon as possible. The following structures shall be in place during the construction phase and shall be maintained as outlined below. Erosion Control Measures Responsible Party:Site Contractor • Straw wattle shall be inspected weekly during construction and after each rainstorm. • Straw wattle shall be replaced If they become silt laden and no longer meet performance standards • All sediments should be handled properly and disposed in accordance with local,state and federal guidelines and regulations. Sub-surface Itlltration System(Stortrttech Chambers) .Responsible Party:Site Contractor* • Stabilize the site prior to installing the subsurface structure. * Do not allow runoff from any disturbed areas on the site to flow to the structure • Rope off the area where the subsurface structures are to be placed.Accomplish any required excavation with equipment placed just outside this area. When installing the final top surface (pavement), work from the edges to minimize compaction of the underlying soils • Provide observation well inspection ports to enable inspection or water ievcis within the system and make the inspeotion ports visible at grade Street Sweeping Responsible Party:Site Contractor * Streets, concrete driveways, and other impervious areas slhall be removed of debris when applicable to prevent pollution and clogging of Stormwater Management Systems. Mg—TION 414 POST-DEVELOPMENT MAINTENANCE PROCEDURES grosion Control Measures Responsible Parry:Properly Owner + Straw wattle shall be removed rollowing construction;contact the Conservation Commission to inspect stabilized area to conform to compliance requirements. LAKDPLEX,LLC• 10 GEORGE ST.,SUITE 208,LOWBLL,MA 01852 •978-201-9390 • WWW.LANDPLEX.COM 1 Bk 15972 Pg272 #20496 Suh-surface Infiltration System(stortntech L'lianrhers) Responsible Party:Property owner• • Because subsurface structures are installed underground,they are extremely difficult to maintain • Inspect inlets at least twice.a year • Remove any debris that may clog the system • Refer to the manufacturer's specifications for maintenance of the Sub-surface Infiltration System as wall as the Isolator Rows Street Sweeping Responsible Party:Property Owner • inspection and maintenance of lawns and landscaping (including(rash/debris removal, etc.), and paved surfaces and sweeping shall he conducted at least twice a year. SECTION 4.5—LURPPL PRACTICES Applicable Operational Practices: 1) Prepare an emergency spill response and cleanup plan and have designated trained person(s)available either on- site or on call at all times to promptly and properly implement that plan and immediately cleanup all spills. Keep suitable cleanup materials,such as dry adsorbent materials,on-site to allow prompt cleanup of a spill. 2) Train employees on the proper use of fuel dispensers.Post"No Topping Oft'signs(topping off gas tanks causes spillage and vents gas fumes to the air). Make sure that the automatic shutoff on the fuel nozzle is functioning properly. 3) The person conducting the fuel transfer must be present fit the fueling pump during fuel transfer,particularly at unattended or self-serve stations, 4) Deep drained oil filters in a suitable container or drum.Drums should be closed on an impervious pad with adequate containment. Applicable Design Practices: 1) Design the fueling island to control spills. 2) The fueling pad should be paved with Portland cement concrete,or equivalent, 3) The fueling island should have a roof or canopy to prevent the direct entry of precipitation onto the spill con[ainment pad.The roof or canopy should,itt a minimum,cover the spill containment pad within the grade break or fuel dispensing area and preferably extend several additional feet to reduce the introduction of windblown rain.Convey all roof drains to storm drains outside the fueling containment area, 4) Transfer the fuel from the delivery tank trucks to the fuel storage tank in impervious contained areas aril cnsurc that appropriate overflow protection is used.Alternatively,cover nearby storm drains during the filling process and use drip pans under all hose connections. SECTION 4.6 ILLICIT DISCHARGE STATEMENT All illicit discharges to the proposed stormwater management system are prohibited.Furthermore,all illicit discharges to the Town of North Andover stornnvater management system are prohibited. SECTION 4.7 N,IOSOUITO„CONTROL Remove Mosquito Habitats * An important part of mosquito contral around homes is making sure that mosquitoes don't have a place to Jay their eggs, Because mosquitoes need water for two stages of their life cycle, it's important to monitor standing water sources. * Get rid of standing water in rain gutters, old tires, buckets, plastic covers or any other container where mosq ui ioes can breed. * Drain temporary pools of water or fill with dirt. LANDPLEX,LLC• 10 GEORGB ST.,SUITB 208,LOWELL,MA 01852 •978.201-9390 a WWW.LANDPLEX.COM Bk 15972 Pg273 #20496 Use Struetaral Barriers • Cover all gaps in walls,doors and windows to prevent mosquitoes from entering. • Make sure window and door screens are"bug tight." SECTION 4.8 OPERATION AND MAINTENANCE BUDGET The estimated budget for the operation and maintenance include street sweeping,roof leader cleanout,and stormwater management system inspections.The operation and maintenance budget is estimated to be S 1,000.00 per year. SECTION 4.9 RESPONSIBLE PARTY SIGNATURES The owner of the property,A.L, Prime will be the responsihlc party for the operation and maintenance of the storm water management system, 6 - NastrCc,;�'t► G V ' t �NfZ 781-246-0201 A,L• p�ti~heRC�Y C�c�N�lSt'CAfU;, tA3C. Nasser,AbuEid@ALPrime_conn � A.�. �'+ ME Cis `y e 5c3 loc. t LANDPLEX,LLC • 10 GEORGE ST.,SUITF 208,LOWFLL,MA 0 1852 978-201-9390 WWW.LANDPLEX.COM EDP 1 JwW ",`.r OF •...,..�. RETAnn - 'BUILD1NG I d— cl [COMC2E-J-77D PROP. CANOPY Io SJUMINOUS CONCRETE CONCRETE SUBSURFACE INFILTRATION TURNPIKE STREET SYSTEM WITH INSPEC-nON PORTS AND CL.EANDUTS EXISTING CATCH BASIN w x N ul SCALE: 1 '=50' ro 0 25 50 100 200 STORMWATER MANAGEMENT PLAN 1725 TURNPIKE STREET 0) NORTH ANDOVER , MASSACHUSETTS Bk 55972 Pg275 #20496 LANOPLLx Isolator Row At a minimum, StormTech recommends annual inspections. lnilially, the Isolator Row should be inspected every b months for the first year of operation. For Subsequent years, the inspection should be adjusted based upon previous observation ol'scclimem deposition. tf upon visual inspection it is found that sediment has accrmiulatecl. a stadia rod Should be Inserted to cictermine the depth of sediment. When the average dc:plll of sOdiftletlt e.xcecClS 3 Niche~ throughout the length of the Isolator Row,clean-out should be performed. Annual Inspection & Maintenance Rc rort Attach additional pages as required to fully doeLMIC11t CO[ldit1O11S 111d nlaintenatice performed. Date Inspector Condition Maintenance PerformccP" -';Receipts must be attached to report Mllowing paymont tot' imtintenance performed. LANDPLEX,LLC• 10 OMRGE STREET,SUITE 2%. l.0)Vr,,LL. MA 01:552 * 978-20 t-9390 a V4'WW.LANr)PLt X.CON1