Loading...
HomeMy WebLinkAbout2019-06-04 Application SPR ° F s Tl�i�th ryry aZ1 � I V c .- 1: 35 1 i r�4rsi A.f PLANNING DEPARTMEN"r Corsimuriity & L-Conomic l)eveiopment€ €vision EEL n ai l Permit Site Plan ReviewARR lc Pion Please type or print clearly. 1. Potitioner: _►A.L. Prime Enemy Consultant Inc. Petitioner's,Address: 18 Lark Avenue, Sa...,gqus MA906 01 -- Telephone number: _ 781-246-0201 1 is contact Anthony Guba,RE at 512-745-6460A, 2. Owners of the Land: (same) A.L. Prime Energy Consultant, Inc, Address: 18 Lark Avenue, Saugus MA 01906 Number of years of ownership:_19 ,..........._ 3, Year lot was created: 4. Description of Proposed Project: _ Replace the existing convenience store with a new and relocated building, remove the existing septic system and connect to the town municipal sanitary system, install two additional fueling disposers and expand the associated canopy, underground piping, disturbed pavement, and fire suppression system 5. Description of Premises: Prime Gas Station and Convenience Mart 6.Address of Property Being Affected: _1726 Turnpike_ Street Zoning District:._ G13 Assessors Map: 107.E Lot#: 0066 — - Registry of Deeds: Book#: 104 page#. 361 of Certificate#13421 7. Existing Lot: Lot Area(Sq. Ft): 23,561 Building height: 19'�approx} Street Frontage: 390.81' Side Setbacks: 76' and 166' � Front Setback: 14.6' Rear Setback: 5' Floor Area Ratio: 4.3% Lot Coverage: 3.3% 8. Proposed Lot(if applicable): Lot Area(Sq, Ft): 23,661 Building Helght: 24' La2pTx Street Frontago: 390.81' Side Setbacks: 6.1'and 156' Front Setback: 10.0' Fear Setback: __ 3' (+/-) Floor Area Ratio: nla 8.5% Lot Coverage: 6.8% Pagf.) 3 of 4 120 Main Street, Planning Dept., North Andov©r, Massaciuusotts 0,1845 €='horse 978,688.9535 Fax 978.688.9642 Wob v;W i.m:gl an(ltavoe� ,�,.,jjjOv 9. Required Lot (as required by Zoning Bylaw): Lot Area(sq. Building Height:_4-5-1—_ Street Frontage: —15.0l Side Setbacks:—25' Front Setback: 100' Rear Setback:—aQ!__ Floor Area Ratio: R/a Lot Coverage: __&go 10. Existing Building(if applicable): Ground Floor(Sq. Ft.): 791 0 of Floors: 1 Total Sq. Ft.: 791 N Height: 14'Lapprox Use: convenience mart Type of Construction: wood frame 11, Proposed Building: Ground Floor(Sq. Ft.). .1,605 of Floors: 1 Total Sq. Ft. 1_,605 Height: 4' (ajZpjpjx Use: ---gonvenience mad--- Type of Construction, wood frame 12. Has there been a previous application for a Special Permit from the Planning Board on these promises? not aware of any _If so,when and for what type of construction? 13.Section of Zoning Bylaw that Special Permit Is Being Requested_ n-b-t—a-in—e—c-1—SP from ZQArequggLtjAn site p Ian rqview - — 14, Petitioner and Landowner signature(s): Every application for a Special Permit shall be made on this form, which is the official form of the Planning Board. Every application shall be filed with the Town Clerk's office. It shall be the responsibility of the petitioner to furnish all Supporting documentation with this application. Tho dated copy of this application received by the Town Clerk or Planning Office does not absolve the applicant from this responsibility. The petitioner shall be responsible for all expenses for filing and legal notification. Failure to comply wi h-application requirements, as cited herein and in the Planning Board Rules and Regulations may -result tA,A is ssal b the Planning Board of this application as incomplete, Petitioner's Signature: ------- Print or type name here: Ant,,ho. G a, E.,A.L. Prime Energy Consultant, Inc, Owner's Signature: Print or type name here: Ant n uba, P.E., A.L. Prime Ener Consultant, Inc. 16. Please list title of plans and documents you will be attaching to this application. Site Plan Set(18 1( sheets Rep-Ace—C-Store Al. Prime#1 08—Ap IcatIQL —ab u k[j_ i merTjo,--____ -Aea�Ltr_01­0 MmQw—e1IaadAA Line-atioa report-N, AndQver ZBA SP—a—ad—Varlw—ce-gLiantie -.-.In 2Q1 8 for this P—ropqs�edork,Stqrmwater Report, street-and-aerial photo Pago 4 of 4 120 Main Street, Planning Dept,, North Andover, Massachusetts 01845 Phone 978.688,9535 Fax 978.688,9542 Abutter to Abutter{ ) Building Dept, ( }Conservation{ X ) Zoning i ) TOWN of NORTH ANDOVEIt ABUTTERS LISTING REQUIREMENT: MGL 40A,Section 11 states In part"Parties In Interest as used in this chapter shall mean the petitioner, abutters,owners of land directly opposite on any publlc or private way,and abutters to abutters within three hundred(300)feet of the property line of the petitioner as they appear on the most recent applicable tax list,not withstanding that the land of any such owner Is located In anothar chy or town,the planning board of the city or town,and the planning board of every abutting city or town." Subject Parcel In Owner Mailing Address City State Tip 1725 Turnpike Street 107.0-0056.0000.0 A L Prime 18 Lake Avenue Saugus MA 01906 Location Parcel 10 Owner Mailing Address City State zip 0 TURNPIKE STREET 107,8-0018-0000,0 JOHNSTON,DONALD F 114 BOSTON STREET NORTH ANDOVER MA 01845 0 TURNPIKE STREET 107.8-0019-000010 A C BUILDERS,INC 60 BEECHWOOD DRIVE NORTH ANDOVER MA 01845 10 COLONIAL AVENUE 107.0-0020.0000.0 GILL,DANIEL,J. 10 COLONIAL AVENUE NORTH ANDOVER MA 01845 1740 TURNPIKE STREET 107.8-0021-0000.0 GRIECO REALTY LLC 1740 TURNPIKE STREET NORTH ANDOVER MA 01845 0 TURNPIKE STREET 107.8-0023.0000.0 A C OUILDERS,INC 60 BEECHWO00 DRIVE NORTH ANDOVER MA 01845 0 SULLIVAN STREET 107.8.0024.0000,0 COMMONWEALTH OF MASSACHUSETTS 100 CAMBRIDGE STREET BOSTON MA 02114 0 TURNPIKE STREET 107.0-0093-0000.0 FARNUM,JOHN C ESTATE 426 FARNUM STREET NORTH ANDOVER MA 01845 0 TURNPIKE STREET 107.8-0094.0000,0 FARNUM,JOHN C ESTATE 426 FARNUM STREET NORTH ANDOVER MA 01945 0 TURNPIKE STREET 107.0-0095-0000.0 FARNUM,JOHN C ESTATE 426 FARNUM STREET NORTH ANDOVER MA 01845 0 TURNPIKE STREET 107.8-0096-0000,0 FARNUM,JOHN C ESTATE 426 FARNUM STREET NORTH ANDOVER MA 01845 20 COLONIAL AVENUE 107.8-0121-0000.0 KENDRICK,JOHN 11 20 COLONIAL DRIVE NORTH ANDOVER MA 01845 15 COLONIAL AVENUE 107.0-0122-0000.0 CARTER,CHRISTOPHER A 1$COLONIAL AVENUE NORTH ANDOVER MA 01945 29 COLONIAL AVENUE 107.8-0123-0000.0 HANSBERRY,KEVIN,M. 29 COLONIAL AVENUE NORTH ANDOVER MA 01845 0 COLONIAL AVENUE 107.8-0124�0000.0 A C BUILDERS,INC 60 BEECHWOOD DRIVE NORTH ANDOVER MA 01845 0 TURNPIKE STREET 107.B-D074-0000.0 FARNUM,JOHN C ESTATE 426 FARNUM STREET NORTH ANDOVER MA 01845 "�ili� Sr;-;Iii ��; il� <i �II� I'IIr'llt'1;� I�fJE�l1�)'ir5rri Or'I illi l;,t;i=tf4o c„ frtcr f i I I I� E i i . i 9 J� I i Memorandum submitted in support of the Site Plan Review Application A.L. Prime Energy Consultant, Inc. 1725 Turnpike Road, North Andover, Massachusetts Map 107.8, Bloch 0056, Lot 0.0 (Parcel 210/107.B-0056-0000.0), Zoned GB General description of proposed improvements: This project is Intended to improve the operation of the facility by decreasing the opportunity for queues to form at the fueling islands and by enlarging the store area to make it less congested, provide a second bathroom, allow for easier restocking of refrigerated cases, and increase the back room floor area for the store personnel. The aesthetic of the property will be enhanced by the construction of a building more in character with the town. In addition, the septic system will be removed and the site will be connected to the town municipal sanitary system. Driveways and all shoulder areas in the state Right of Way are proposed to remain unchanged per discussion and meeting with MassDGT Highway District Four.The existing diesel fueling island and the existing underground storage tanks are proposed to remain unchanged. The proposed improvements required Zoning Board Special Permit and Variance approvals which were granted in 2018 under petitions 2018-22 and 2018-28.There are no resource areas or associated buffers on the property subject to Conservation Commission jurisdiction, General Requirements to be met: Encourage the most appropriate use of land:This location has been operated as a gasoline filling station for several decades as an allowed use In its current zone. Due to the location along a major road,the GB zoning, and the history of use, it remains an appropriate use of the land. Preventing overcrowding of land: The proposed improvements do not require any relief from floor area ratio or lot coverage area and will provide required on site parking and open space. Conserving the value of land and buildings:The existing improvements at the location will be updated and Improved, considerably increasing the value of the land and buildings and significantly improving the aesthetic of the property to passerby traffic and the surrounding neighborhood. Lessening congestion of traffic,:The proposed improvements will not create any significant increase of traffic on the abutting roadways.The majority of customers that use the facility are already travelling on the abutting road network.The addition of fueling positions is expected to reduce the occurrence of customer queues and improve on site traffic circulation, Preventing the undue concentration of population:This project is not residential in nature and will not affect the concentration of population. Providing ade uate light and air: The proposed improvements do not restrict the free access to light or air to any abutting property.All Improvements are limited to less than 24 feet In height and the enclosed building area is less than 2,000 square feet. E i h Reducing the hazards from fire and other da_pger: In conjunction with updating the fueling Islands, new fire suppression equipment will be installed In accordance with the latest state guidelines and UL-1254 Dry Chemical Fire Suppression systems. New double wall underground piping will be installed and all the tank and piping monitor sensors will be updated as required for the modified systems. Assisting In the economical provision of transportation,water,sewerage,schools arks and other Public facilities:This project will increase the assessed value of the property and in turn, Increase the tax contribution to the Town of North Andover. Controlling the the use of bodies of water, including watercourses:There are no jurisdictional resource areas or associated buffers on this site.The site does not contain or abut any body of water or watercourse. Stormwater Runoff rates and volumes from the site are being reduced through the infiltration of the new roof areas. Reducing the probability of losses resulting from floods:This parcel itself Is not subject to flooding or flooding damage, Since it is proposed to decrease storm water runoff from the site, it is expected that there Is an associated decrease in the probability of flooding to any property downgradlent of the site. Reserving and Increasing the amenities of the Town:A.L. Prime's business model is to provide quality motor fuel at very competitive pricing which provides economic benefit or amenity to the Town of North Andover. The specific site is an appropriate location for such a use, structure, or condition:This location has been operated as a gasoline filling station for several decades as an allowed use in Its current zone. Due to the location along a major road, the GB zoning, and the history of use, It remains an appropriate use of the land. The use as developed will not adversely affect the neighborhood,: The existing use is not being changed. The proposed layout of the site will reduce the visual impact to the nearby neighborhood and provide more convenient service to patrons. There will be no nuisance or serious hazard to vehicles or pedestrians:There will be no created nuisance or hazard to vehicles or pedestrians by the proposed development. Adequate and appropriate facilities will be provided for the proper operation of the proposed use:The proposed improvements are intended to make the operation of the existing use more efficient. The use is In harmony with the general purpose and intent of the town bylaws:The use of the site Is in harmony with the general purpose and Intent of the town bylaws as it is specifically allowed by right in the town bylaws. - y� }} d i a � � k q � n r c � oy I J"r I d J Ys V i 0 0 U ' � 12 I, C i 'x =F y, � r^��� � C } { i OPEN d t } rN Y mg r � - g4E 1i 1 1 4 3 111 River Street Weymouth, AAA 02191-2104 Traffic & [parking Specialists Telephone: (781) 589-7339 . , e-mail:jt,glllon@coi-neast.net TECHNICAL MEMORANDUM To: Anthony Guba Date: August 27, 2018 From: John T. Gillon, P.E. Re: 1725 Turnpike Road, North Andover, MA At your request, I have re-evaluated the traffic implications associated with improving the existing A.L. 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 25 25 50 New Roadway Trips 316 16 16 32 20 20 40 (additional)ehicle� IM-1 JL6 LZOA 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 114 traffic count increase of only 0.7%for the average weekday total, a 0.8% increase during the morning peak hour, and a 1.1% increase during the evening peak Dour. 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 an 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 ITC manual would project that sales and traffic at the station would double. E For this reason, I am confident that the numbers derived using the industry best practice and ITf tables are conservatively high for this location and in my experience, the improvements proposed for this facility will riot 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. hope this information proves useful but please do not hesitate to call if you have any questions regarding this material. I GOVE ENVIRONMENTAL SERVICES, INC. June 31, 2018 Anthony Guba P.E., LEED AP A.L. Prince Enemy Consultant, Inc. 18 Lark Avenue Saugus MA 01906 Re: 1725 TPKE Street, Andover, MA Subject: Wetland Survey Dear Mr, Guba; Per your request, this letter is to verify that Gove Environmental Services, Inc,, performed a site inspection to identify wetlands at the above-referenced property. Wetlands were evaluated utilizing the following standards: I. US Army Corps of Engineers Interim Regional Supplen-lent to the Corps of Engineers Wetland Delineation Manual: North central and Northeast Region, Technical Report ERDCCEL TR-10-19 (Oct 2010). 2. Field Indicators of Hydric Soils in the United States, A Guide for Identifying and Delineating Hydric Soils, Version 7.0. United States Department of Agriculture (2010), 3. North American Digital Flora: National Wetland Plant List, Version 2.2.1 (2009). 4. Classification of Wetlands and Deepwater Habitats of the United States, USFW Manual FWS/OBS---79/31 (1979). Of specific consideration were and wetlands within 100' or riverfront areas within 200' of the site,per the 301, CMR 10.00, Wetland Protection act. These specifically are any bordering vegetated wetlands, with a 100' buffer protection, or in riverfront areas where in most tuunicipalities the riverfront area is 200 feet wide and is measured from each side of the river from the mean annual high water line outward horizontally and parallel to the river. None of these areas were found on site. I have included a copy of the Site with the noted layers of known wetlands and riverfront areas on it for reference. Please let me know if you have any questions Sincerely, Luke D. Hurley, CWS, SSA Vice President Gove Environmental Services, Inc. North Andover NHESP Friortj Nast-M of Rare l Sperhes f' rvHESP R13IUra1 Canr;tanities NHESP EsVrn2ted P-lbittt of Rare Pzmnttal s em,J Paols NHESP Caflified Vemzt Pon s % u L_W "=u GEP;�etlunas . ter'• Tzx Prra7s for uuer .. TLST1Fi=1K- !DMiled Feats .. ,1 Tsx P2rceL Stru-tires l M ssGIS S=vocie sanzv fiasswSTopcgraphicFe turesraseraap WE 50ft a'�fit: ,• .