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HomeMy WebLinkAbout2019-06-04 Civil Review SPR 1 9 i OWN 146 Dascomb Road Andover,MA 01810 I 978.794.1792 The Eng IneeringCorp.com Create I Design l InnovateTEC j The Engineering Corp i Ms. Monica Gregoire March 29, 2019 Staff Planner Town of North Andover Planning Department 120 Main Street i North Andover, MA 01845 Ref. T0758.04 Re: Peer Review#1 Special Permit-Site Plan Review Application 1725 Turnpike Street, North Andover, MA Dear Ms. Gregoire: On behalf of the Town of North Andover, TEC, Inc. conducted a technical review of the March 2019 Special Permit Application for the proposed project to be located at 1725 Turnpike Street. A.L. Prime Energy Consultant, Inc. ("Applicant") submitted the following documents, which TEC reviewed for conformance with the Town of North Andover Zoning Bylaws and generally accepted industry standards: • Site Plan Set, 1725 Turnpike Street, North Andover, MA, prepared by A.L. Prime Energy Consultant, Inc. dated February 25, 2019; • Special Permit—Site Plan Review Application, 1725 Turnpike Street, North Andover, MA, prepared by A.L. Prime Energy Consultant; Upon review of the submitted documents and plans, TEC has compiled the following comments for the Board's consideration: 1. The Applicant has Indicated that previous Zoning Board Variances and Approvals have been received for the project. The decisions from the Zoning Board should be provided for review. 2. The Site Plans should include all setback requirements for the General Business District. 3. The Site Plans should include a lot coverage calculation including the square footage of the proposed building and canopies. 4. Section 8.9.B(2)-The Applicant should note the width of the driveway and confirm the entrancelexit driveway is between 20 feet and 30 feet. 5. Section 8.5.A-The Applicant should adjust parking spaces 6 and 7 to have a lot line setback of 3 feet. 6. Section 8.9.B(6)- The Applicant should note the height and type of curb along all lot lines, T:\T0758\T075&04\Docs\Letters\T0758,04_1 m t , 725 Turnpike Street Peer Review#l,docx 1725 Turnpike Street, North Andover, MA Peer Review#1 TheE"ngll Carp March 29, 2019 Page 2 of 2 7. Section 8.5.C(3)-The Applicant should confirm the entrance/exit curb radius to be a minimum of 15 feet. 8. Section 8.18.A-The Applicant should include a 6-foot strip of landscaped buffer space around the entirety of the parking area. 9. Proposed signage will require a review by the Town's building Inspector for conformance with Section 6 of the Zoning Bylaw. 10.An in-depth traffic review is recommended for the project. 11. Removal of the old leaching field should be reviewed by the Town's Health Department. 12. TEC does not provide In-depth review of the mechanical gas pumping systems associated with the filling station. The Board may want to have these systems evaluated by a third party reviewer. Please do not hesitate to contact me directly if you have any questions concerning our comments at (978) 794-1792. Thank you for your consideration, Sincerely, TEC, Inc. "The Engineering Corporation" Peter F. Ellison, P.E. Civil Engineer T:�T0758\T0758.04�Docs\Letters\T0758.04_1725 Turnpike Street Peer Review#1,docx Engineering To morrow's Solutions Today. i 5/14/2019 Town of North Andover Mail-1725 Turnpike Street-Peer review#2 i NoWrH ANUOVEK Monica Gregoire <mgregoire@northandoverma.gov> hAassaciwsetls.. - --„ 1725 Turnpike Street - Peer review #2 1 message Peter Ellison <PEllison@theengineeringcorp.com> Tue, May 14, 2019 at 12:28 PM To: "Monica Gregoire (mgregoire@northandoverma.gov)" <mgregoire@northandoverma.gov> Hi Monica, Please see attached peer review letter#2 for 1725 Turnpike Street. All TEC comments are addressed. Thanks, Peter Peter F. Ellison, P.E., Civil Engineer T 978.794.1792 x1036 i C 978.815.0958 pellison@theengineeringcorp.com<mailto:pellison@theengineeringcorp,com> [thew TEC logo 1x2 high res 300dpi]<httpJ/www,theengineeringcoi-p.com/> [FB Blue Logo] <https://www.facebook,com/ pages/TEC-inc/453234074713666> [LI Blue Logo] <httpJ/www.linkedin.coni/company/tec-inc-?trk=company_logo> [Twitter Logo 3] <https://twitter.com/tecinc3> [YouTube Blue Logo 4] <https://www,youtube.com/channel/ UCctzk3FLPS6fs81fcSzg81 A> 6 attachments image001 jpg TEE7 3K Tho Corp 91 image002.png 3K image003.png 3K image004.png 1K r � image005.png 3K T0758.04-1725 Turnpike Street Peer Review#2.pdf 218K https:Hmai I.google.com/mail/ul0?ik=dadd 1872e7&view=pt&search=all&permth id=thread-f%3A1633525492719108230&simp l=msg-f°1%3A16335254927... 1l1 146 Dascomb Road Andover,MA 01810 978.794.1792 ThePngineeringCorp.cam Create I Design I Innovate TEC Ms. Monica Gregoire May 14, 2019 Staff Planner Town of North Andover Planning Department 120 Main Street North Andover, MA 01845 Ref. T0758.04 Re: Peer Review#2 Special Permit-Site Plan Review Application 1725 Turnpike Street, North Andover, MA Dear Ms. Gregoire: On behalf of the Town of North Andover, TEC, Inc. conducted a technical review of the March 2019 Special Permit Application for the proposed project to be located at 1725 Turnpike Street. A,L. Prime Energy Consultant, Inc. ("Applicant") submitted the following documents, which TEC reviewed for conformance with the Town of North Andover Zoning Bylaws and generally accepted Industry standards: • Peer Review Response Letter, Prepared by A.L. Prime Energy Consultant, dated April 29, 2019; • Revised Site Layout Sheet (C-1.0), 1725 Turnpike Street, North Andover, AM, prepared by A.L. Prime Energy Consultant, Inc., revised April 25, 2019; • Site Plan Set, 1725 Turnpike Street, North Andover, MA, prepared by A.L. Prime Energy Consultant, Inc. dated February 25, 2019; Special Permit-- Site Plan Review Application, 1725 Turnpike Street, North Andover, MA, prepared by A.L. Prime Energy Consultant; • ZBA Variance and Special Permit documents, prepared by Town of North Andover Zoning Board of Appeals, both documents dated January 10, 2019; Upon review of the submitted documents and plans, TEC has compiled the following comments for the Board's consideration. For consistency, the outstanding original comment numbers have been retained from the most recent TEC review letter dated March 29, 2019. The Applicant's response to comments Is shown as bold; TEC supplemental responses and follow-up comments are shown as italic: 1. The Applicant has indicated that previous Zoning Board Variances and Approvals have been received for the project. The decisions from the Zoning Board should be provided for review. AL Prime Response: Copies of the ZBA Special Permit and Variance approvals have been provided. TEC, Comment addressed. \\telford\projects\T0758\TO758,044\Docs\Lett ers\T0758.04_1725 Turnpike Street Peer a a a a m o Review#2,docx =3 1725 Turnpike Street, North Andover, MA TEC Peer Review#2 Th"F1;g;rJV ;nYrorp May 14, 2019 Page 2 of 4 2. The Site Plans should include all setback requirements for the General Business District. AL Prime Response: The Zoning information table includes all req'd setbacks, Dimensional setbacks of proposed improvements are in accordance with ZBA approved Variances or Special Permit. Since setbacks exceed property dimensions (100' front setback exceeds lot depth of 90' total) setback lines are not shown on the layout but specific variance-allowed setbacks to building and canopies are shown on the layout at closet points. TEC: Comment addressed. The site plans comply with approved Variance. 3, The Site Plans should include a lot coverage calculation including the square footage of the proposed building and canopies. AL Prime Response: A calculation has been added in the zoning table on G-1. We did not realize canopy area s/b Included and the percent coverage has been revised to include the canopy area. The proposed layout is well within allowed maximum lot coverage. TEC: Comment addressed. 4. Section 8,9.B(2)- The Applicant should note the width of the driveway and confirm the entrance/exit driveway is between 20 feet and 30 feet. AL Prime Response: The width of the driveway along the property line has been added. The width does not meet zoning requirements but allowed per ZBA Special Permit approval and also as deferred to MA Highway jurisdiction over access to Route 114. TEC: Comment addressed. 5. Section 8.5.A- The Applicant should adjust parking spaces 6 and 7 to have a lot line setback of 3 feet. AL Prime Response: The layout as shown has been approved by the ZBA Variance and/or Special Permit and is intended to provide better traffic circulation area at the narrow north end of the facility and pavement setback remains same as existing. Given the nature of the existing conditions (unoccupied state land grade rising In grade) this reduced setback does not impact and occupied use. TEC: Comment addressed. 6. Section 8.9.B(6)- The Applicant should note the height and type of curb along all lot lines. AI_ Prime Response: Notation as suggested has been added to the plan. Note that there is no curbing proposed along the west property line. TEC: Comment addressed. \\telford\projects\T0758\TO758,04\€?ocs\Letters\TO758.04_1725 Turnpike Street Peer Review#2.docx Eto irieefli-eH T o ork-o °s Solutions Today, l 1725 Turnpike Street, North Andover, MATEC Peer Review #2 ThrFn(lneerina,{fcq May 14, 2019 Page 3 of 4 7. Section 8.5.C(3)- The Applicant should confirm the entrance/exit curb radius to be a minimum of 15 feet. AL Prime Response: Existing Curb Radii notation has been added to the plan although the radii are not 15' min. The driveways are not being revised from existing per the suggestion of MA Hwy District 4. Please see response to item 4 above which similarly applies to the geometry of the driveways. TEC: Comment addressed. TEC agrees that MassDOT should make final determination on layout of driveways. 8. Section 8.18,A- The Applicant should include a 6-foot strip of landscaped buffer space around the entirety of the parking area. AL Prime Response: The proposed layout Including limited buffer space is as approved by the North Andover ZBA by Special Permit and/or Variance. Please see the response to item 2 above which similarly applies to the parking area screening and landscaping buffer space requirement. TEC: Comment addressed. 9. Proposed signage will require a review by the Town's building Inspector for conformance with Section 6 of the Zoning Bylaw. AL Prime Response: No signage variance, special permit, or other consideration is being requested with this application. It is intended that proposed signage will be installed as allowed by right and permitted by the Building Department through normal sign permitting process. Signage layout Is included as special Permit submittal requirement and reflects what A.L. Prime will apply for but which may be revised following Building Inspector review. TEC: No response necessary. 10. An in-depth traffic review is recommended for the project. AL Prime Response; The existing site was visited by A.L. Prime's traffic consultant who also reviewed the proposed layout and who provided a traffic memorandum detailing estimated traffic impact for the proposed conditions. The estimated impacts are based on industry and ITE accepted standard practice and indicate that traffic Impacts to Route 114 volume or minimal and LOS is acceptable. Given the limited change to the nature of this facility and the indicated conservative estimated impact, more comprehensive traffic review does not seem warranted. A.L. Prime would be happy to have the traffic consultant attend a public hearing to answer any questions If that would be helpful. TEC: Comment addressed. It appears that the Applicant has already performed a traffic analysis as part of the ZSA and MassDOT review process. \\telford\projects\T0758\TO758.04\Docs\Letters\TO758.04_1725 Turnpike Street Peer Review #2,docx i Engineering To morrow's olutions Tod.ay. j I 1725 Turnpike Street, North Andover, MATEE: Peer Review#2 TY7�VngfoceringCori) May 14, 2019 Page 4 of 4 11. Removal of the old leaching field should be reviewed by the Towns Health Department, AL Prime Response: Notation on the plan has been amended to highlight Health Department involvement with the septic system abandonment. A.L. Prime will apply for Septic System Abandonment Permit with Health Department and comply with Health Department comments so they are aware of the proposed work. TEC. No response necessary. 12, TEC does not provide in-depth review of the mechanical gas pumping systems associated with the filling station. The Board may want to have these systems evaluated by a third party reviewer. AL Prime Response: A.L. Prime will make all modifications to the fuel tank and distribution systems in accordance with MA DEP and MA DFS regulations as well as all North Andover Fire Department requirements. The Pre-engineered Dry Chemical fire suppression system will be reviewed and approved by the State Fire Marshal Office. Work will be overseen by a MA Certified LSP and MA Licensed Professional Engineer and conducted by ICC certified individuals familiar with all proposed equipment. This "trade" work scope Is provided for Fire Department technical review and to Illustrate intended compliance with the local and state environmental and fire authority requirements. TEC. No response necessary. Please do not hesitate to contact me directly if you have any questions concerning our comments at (978) 794-1792. Thank you for your consideration. Sincerely, TEC, Inc. "The Engineering Corporation" Peter F. Ellison, P.E. Civil Engineer i \\telford\projects\T0758\TO758.04�Docs\Letters\TO758.04-1725 Turnpike Street Peer Review#2.docx En in riivi To )fiorrovv's Solutions Ifoday.