HomeMy WebLinkAbout2016-02-16 Discussion ONLY 1429 Osgood St .- Self Storage Bldg. MEETING NOTICE
TOWN OF NORTH ANDOVER
Town Clerk Date Stainn
Board/Committee Name: Planning Board
Date: February 16, 2016
Tiine of Meeting: 7:00 PM
Location: School Administration Buildin
566 Main Street,North Andover, MA 01845
i
Signature
AGENDA
BOND RELEASE:
129 Winter Street, Salvatore&Laurie Messina: Request for release of a $4,000 performance bond associated with a
Watershed Special Permit.
Merrimack College,Felipe Schwartz: Request for release of a$1.5,000 performance bond associated with a Site Plan
Review Special Permit.
PUBLIC HEARINGS
Continued: 1812 Turnpike Street, George Atallah(C&C Auto Corp): Applicant seeks a Site Plan Review Special Permit
in order to raze an existing building and construct a 1 '/a story, 5,000+/- SF building for an automobile repair facility with
an attached pizza/sub restaurant. The existing parking areas are to remain and additional areas to be added.
Continued: 2302 Turnpike Street-Earthworks,Inc„ Danny Gill: Applicant seeks a Site Plan Review Special Permit in
order to develop the property as a mixed-use retail and business office commercial complex with accessory indoor storage
and parking.
Applicant requests a continuance until March 1,2016 meeting date
Continued: 1665 Great Pond Road,Technical Training Foundation Trust: Applicant seeks a Watershed Special Permit to
demolish existing single family dwelling and construction of a new single family dwelling with improvements to existing
driveway and connection to existing utility services.
Applicant requests a continuance until March 1,2016 meeting date.
Continued: 101 - 115 Sutton Hill Road,TKZ, LLC: Application for a proposed 4-lot Definitive Subdivision Plan with
associated site grading, driveways and connections to town water and sewer to be located at 115 Sutton Hill Road. Two of
the four lots contain an existing home,
DISCUSSIONS
Watershed Informational Mailer:
Water Quality Research:
Planning Board Rules &Regulations:
MEETING MINUTES Approval of February 2, 2016 meeting minutes.
note-Per changes to the Open Aieeting Law effective 7 AO:
Notices and agendas are to be posted 48 bours in advance of the urcering excluding Saturdays,Sundays and legal holidays. Please keep in mind the Torun Clerk's
hours of operation and make mecessarp arrangements to be sure your posting is made in an adequate amount of tinre.
*A listing of topics the chair reasonably anticipates will be discussed at the erecting is to be listed on the agenda.Amend as necessary,not to exceed one page.
Towrt of North Andover
PLANNING BOARD
John Simons, Chairman �� •. David Kellogg
Lynne Rudrtield Lour McSlterry
t 3 Peter Boynton Regina Ifean (Associate)
Tuesday February 16,2616 rg 7p.m.School Adminisiratlon Building, 566 Main Street,North Andover,MA 01845
1 Present: L. Rudnicki,L.McSheriy, D.Kellogg,P. Boynton,
2 Absent: J. Simons,R.Kcan
3 Staff Present: J. Enright, R. Oldham,B. Wolstromer
4
5 L.Rudnicki: The Planning Board meeting for Tuesday,February 16, 2016 was called to order at 7 p.m,
6
7 BOND RELEASE:
S 129 Winter Street, Salvatore&Laurie Messina: Request for release of a $4,000 performance bond associated with
9 a Watershed Special Permit.
10 J.Enright: This Watershed Special Permit was issued in July,2014 for a 416 sq. ft. extension to the existing
11 garage.An as-built and an engineer certification letter have been submitted.
12 MOTION: D.Kellogg made a motion to release the performance bond for the WSP at 129 Winter Street. L.
13 McSherry seconded the motion. The vote was 4-0,unanimous in favor.
14
15 Merrimack College,Felipe Schwartz: Request for release of a $15,000 performance bond associated with a Site
16. Plan Review Special Permit.
17 J.Enright: This permit was associated with the expansion to the Volpe complex.All work has been completed.
18 We received an as-built and an engineer and architect certification letter. Conservation has released their bond and
19 issued a certificate of completion.
20 MOTION: D.Kellogg made a motion to release the$15,000 performance bond for Merrimack College-Volpe
21 Center Expansion. P. Boynton seconded the motion. The vote was 4-0,unanimous in favor.
22
23 J. Enright: Introduced the new Staff Planner, Rebecca Oldham. Rebecca most recently workers in the City of
24 Methuen as the Program Coordinator for the Community and Economic Development office and she will provide
25 additional support to the Planning Department and Planning Board.
26
27 PUBLIC HEARINGS:
28 Continued;._1812 Turnpike Street, George Atallah (C&C Auto Corp: Applicant seeks a Site Plan Review Special
29 Permit in order to raze an existing building and construct a 1 % story, 5,000+/- SF building for an automobile
30 repair facility with an attached pizza/sub restaurant. The existing parking areas are to remain and additional areas
31 to be added.
32 J. Enright: L. Eggleston has reviewed the revised O&M plan and signed off that her concerns have been met. The
33 drafted Decision does not include any conditions for other uses such as auto sales, The owner has not indicated
34 any plans to entertain adding additional uses;however the Board may want to have a condition related to auto
35 sales as this use has not been discussed as part of this review.
36 L. Rudnicki: We should include it in the Decision, particularly as it relates to parking.
37 J.Enright: I will include in the Decision that if the owner were to consider other uses, i.e. used car sales,the owner
38 would be.required to seek approval from the Planning Board for a Modification.
39 S.Haigl ut,project en iig zeer: Provided a brief summary of the revisions made to the plans since the last meeting.
40 MOTION: D.Kellogg made a motion to close the public hearing for 1812'turnpike Street. P. Boynton seconded
41 the motion. The vote was 4-0,unanimous in favor.
42 Board: Reviewed the draft Decision.
t3 MOTION: L.McSheriy made a motion to approve the Decision,as amended, D. Kellogg seconded the motion.
44 The vote was 4-0, unanimous in favor.
1
Town of North Andover•
PLANNING BOARD
John Simons, Chairman •, David Kellogg
Lynne Rudnicki ,: Lora McSheri j)
Peter Boynton Regina Dean (Associate)
Tuesday February 16,2016 rr 7p.m.Sehool Administration Building, 566 Maim Street,North Andover,MA 01845
45
46 Continued: 2302 Turnpike Street-Earthworks, Inc.,Danny Gil : Applicant seeks a Site plan Review Special Permit
47 in order to develop the property as a inixed-use retail and business office commercial complex with accessory
48 indoor storage and parking.
49 [Applicant requests a continuance until March 2,2016 meeting date.]
50
51 Continued: 1665 Great Pond Road,Technical Training Foundation Trust: Applicant seeks a Watershed Special
52 Permit to demolish existing single family dwelling and construction;of a new single family dwelling with
53 improvements to existing driveway and connection to existing utility services.
54 [Applicant requests a continuance until March 2,2016 meeting date.]
55
56 Continued: 101- 115 Sutton Hill Road,TKZ, LLC: Application for a proposed 4-lot Definitive Subdivision Plan
57 with associated site grading, driveways and connections to town water and sewer to be located at 115 Sutton Hill
58 Road. Two of the four lots contain an existing home.
59 J. Enright: The project engineer provided revised calculations that now account for the 100 year storm event.L.
60 Eggleston approved the calculations and all of her concerns have been addressed.There is a drafted Decision in
61 your packets for review.
62 MOTION: D. Kellogg made a motion to close the public hearing for 101+115 Sutton Hill Road. P.Boynton
63 seconded the motion. The vote was 4-0,unanimous in favor.
64 Board: Reviewed the draft Decision.
65 MOTION: D. Kellogg made a motion to approve the Decision, as amended. L.McSheruy seconded the motion.
66 The vote was 4-0,unanimous in favor.
67
68 DISCUSSIONS:
69 1429 Osgood Street: After the agenda was posted Planning received an inquiry on this address and a request to
70 have a discussion with the Board related to potential permitting requirements. The applicant is proposing to
71 purchase the building and to open a self-storage facility at this location. The area is zoned CDD3 and the Building
72 Commissioner has yet to matte a determination on the allowed use for this property.
73 L.Rudnicki: Technically,we can discuss this, but nothing is binding.
74 J.Enright: Once the use is determined,parking and loading bylaw criteria(Section 8.1)would need to be,met.
75 There is 3K sq. ft, of office space currently utilized within the building. The building is not abandoned;there is
76 another 18K sq, ft. available in the building that is currently being used for limited storage. Currently there are no
77 lined spaces or delineated travel lanes. Landscaping and loading bay requirements are outlined under Sections 8 in
78 our bylaw and if it doesn't meet the bylaw,the Planning Board is the Special Permit granting authority for those
79 criteria.
80 P. Boynton: What percent"additional"area(beyond the 18K sq. ft.)is the existing concrete foundation?
81 Bill MacLeod,Andover Consultants: It is approximately 25%.Mr. Roper(applicant) is proposing to install
82 partitions or cubicles for self storage areas inside the building. We understand if you have an addition of 2K sq. ft.
83 or larger that would trigger Site Plan Review. We recognize the parking areas would need to be demarcated.
84 Personal property would be stored. Traffic,generated would be minimal. It would not be considered commercial
85 warehousing.Pavement may need repair. We are asking for a sense from the Board without the Building
86 Commissioner's determination.
87 J. Enright: The current use is office space.
2
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Toivu of North Andover
PLANNING BOARD
John Sintons, Chairman � Davin Kellogg
Lynne Aurinielri Lorrr 1MlcSherry
7 Peter Boynton Regina Kean (Associate)
Tuesday February 16,2016 @ 7p.m.Seltool Administration Building, 566Mart Street,North Andoi,er,MA 01845
88 L.Rudnicki: Parking is certainly affected which includes-HC parking, loading,curbing, lining, catch basins,
89 runoff, screening&landscaping. We don't have enough information yet.
90 Board: General discussion and agreement that a use determination is needed and then a discussion with the Board
91 could be had at that point, if necessary.
92
93 Warrant Article-Site Plan Review Modification: In review of 1812 Turnpike Street,L.Eggleston noted she had
94 previously worked on a revision to the Site Plan Review(SPR)bylaw requirements that have not been
95 implemented. This revision proposed to reference the Stormwater and Erosion Control regulations(Chapter 160)
96 in SPR. This would provide consistency in stormwater management review requirements. Conservation is taking
97 the same approach to update their regulations. The proposed revisions will require a warrant article.
98 Board: Requested that a warrant article be drafted and reviewed by Counsel.
99
100 Watershed Informational Mailer: Board reviewed the draft postcard. A few minor modifications were
101 reconnnended. It was recommended that a second mailer that targets lake shore residents and direct abutters to the
102 tributaries to the lake be pursued after the initial mailing. L.Rudnicki noted the website could use some
103 improvements and P. Boynton agreed to work on some content for the website.
104
105 MINUTES APPROVAL
56 MOTION: D.Kellogg made a motion to approve the February 02, 2016 minutes,as amended. P. Boynton
107 seconded the motion. The vote was 4-0,unanimous in favor.
108
109 ADJOURNMENT
110 MOTION: P.Boynton made a motion to adjourn the meeting. D. I'ellogg seconded the motion.The vote was 4-
111 0, unanimous in favor.Meeting adjourned @ 8:15 p.m.
112
113 MEETING MATERIALS: Planning Board Meeting Agenda February 16, 2016;DRAFT Planning Board Minutes
114 February 02, 2015; 101+115 Sutton Hill Road: 160216 DRAFT Decision 101-115 Sutton Hill Road Capstone,
115 COVERI,Existing Conditions, Proof,Re Eggleston Review Letter 2—Capstone Subdivision,NA-Updated
116 HydroCAD analysis, Site Construction; 129 Winter Street: 129 Winter St As-Built Plan, 160113 129 Winter St
117 Engineer Certification.Letter,Deed Restriction, WSP Notice of Decision; 1429 Osgood Street: Locus,Project
118 Description, Self Storage Industry Fact Sheet, Site Pictures 3; 1812 Turnpike Street: 1812 Building elevation
119 FINAL(1-6-16), 1812 Turnpike GRADING PLAN REV(2-8-16), 1812 Turnpike SITE PLAN REV (2-8-16),
120 1812 Turnpike Street Stormwater Inspection&Maintenance PIan(2-8-16), 160216 1812 Turnpike Street Draft
121 Decision Auto repair sub shop;MC Volpe Expansion: MC Certification Letters,MC Insubstantial Change,MC
122 SPR Decision;North Andover Watershed Protection District Post Card V2 improved image; Proposed Site Plan
123 Review Amendments
124
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126
127
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Dear Commissioner Brown,
As you have requested I am submitting this letter to you in order to help explain my desired
plan regarding 1429 Osgood St. North Andover, MA
Currently the building has approximately 21,000 total square feet of floor space. This is
comprised of 18,000 square feet of Warehouse and 3,000 square feet of office space.
My plan would be to retrofit the existing warehouse space into mini warehousing and self-
storage. I would be installing approximately 150 units inside of the warehouse space. Currently
the engineer is finishing up the drawings for the existing floor plan. Once completed the
existing plan will be submitted to Betco Inc. for them to do the layout of the storage units.
I would look to rent out the office space because it is more than required for my storage
operation. I would be renting out about 2,000 square feet of office and conference room. But I
am also consider converting that space Into storage as well.
Currently there are existing foundations from a structure that had been removed. I would look
to build more storage on these existing foundations as budgeting permits.Typically, when a
storage facility hits 80%capacity is when you look to expand the operation.
have 2 thoughts on the expansion:
1) i could add a steel building and roof to the existing foundations and make it an addition to
the main building.
2) 1 could also simply add what we refer to as portable units which are 50 feet by 10 feet and
then placed on the existing concrete pad.
Please feel free to contact me anytime on my cell phone at(781) 254-5351,
Kindly,
Lawrence Roper
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SELF
STORAGE
ASSOCIATION
2013 (Mid-year) SELF STORAGE INDUSTRY FACT SHEET
(as of June, 2013)
• The self storage industry has been one of the fastest-
growing sectors of the United States commercial real
estate industry over the period of the last 35 years
• There are now approximately 48,500 "primary' self
storage facilities in the United States as of year-end
2012; another 4,000 are "secondary" facilities ("primary'
means that self storage is the "primary"source of business revenue-US
Census Bureau)
• There are approximately 59,500 self storage facilities
worldwide as of Q4 — 2012; there are more than 3,000
in Canada and more than 1 ,000 in Australia.
+ Total self storage rentable space in the US is now 2.3
billion square feet (as of Q4-2012) [approximately 210
million square meters]. That figure represents more
than 78 square miles of rentable self storage space,
under roof— or an area well more than 3 times the size
of Manhattan island (NY)
U.S. self storage facilities pay a total of more than
$3.25 billion in property taxes to local government
jurisdictions.
The distribution of U.S. self storage facilities (Q4-2012)
is as follows: 32% urban, 52% suburban and 16% rural
The average revenue per square foot varies from
facility to facility; however, here are the data for Q1
2013: $1 .12 PSF for non-climate controlled and $1 .42
PSF for climate controlled space.
Occupancy rates for self storage facilities as of Q1
2013 were 85.3% up from one year when the
occupancy rate was 83.5%
� D III
In fact, 8.96 /o of all American households currently rent
a self storage unit (10.85 million of the 113.3 million US
HH in 2012; that has increased from 1 in 17 US HHs
(6%) in 1995 (18 years ago).
® At year-end 1984 there were 6,601 facilities with 289.7
million square feet (26.9 million square meters) of rentable self
storage in the U.S. At yearend 2012, there were
approximately 48,500 "primary" self storage facilities
representing more than 2.32 billion square feet
Nationally, at year-end 2012 all self storage facilities
employed more than 172,000 persons, or an average of
3.5 employees per facility
The average (mean) size of a "primary" self storage
facility in the US is approximately 46,500 square feet
The top-5 self storage companies, including the 4 public
companies (Public Storage, Extra Space, Sovran and U-Store-It REITS --
Real Estate Investment Trusts) plus U-Haul (a public company/
non-REIT), own, operate and/or manage some 5,800
self storage facilities, or about 11 .9% all US facilities.
Several public companies are now getting into third-
party management of facilities owned by.other
investors. Hundreds of facilities are now being
managed by the three public companies that have
moved into this service area.
In addition to the public companies in the industry
(above), there are more than 110 privately-held firms
that own and operate 10 or more self storage facilities.
In addition there are some 2,450 firms that own and
operate from 2-9 self storage facilities. Lastly, there are '
approximately 30,800 firms that own and operate just
one facility.
+ There is a total U.S, self storage space capacity of
about 21 sq.ft. per American household.
o There is 7.3 sq.ft. of self storage capacity for every
man, woman and child in the nation; thus, it is
physically possible that every American could stand —
all at the same time — under the total canopy of self
storage roofing.
About 13% of all self storage renters say they will rent
for less than 3 months; 18% for 3-6 months; 18% for 7-
12 months; 22% for 1-2 years; and, 30% for more than
2 years.
Some 68% of all self storage renters live in a single
family household; 27% live in an apartment or condo.
Some 65% of all self storage renters have a.garage but
still rent a unit; 47% have an attic in their home; and
33% have a basement.
Some 47 percent of all self storage renters have an
annual household income of less than $50,000 per
year; 63% have an annual household income of less
than $75,000 per year.
More than 1 .5 million self storage units nationwide are
rented to military personnel (6% of all units); however,
in communities adjacent to domestic US military bases
military occupancy can be from 20%-95% of all rented
units
SSA members value military personnel as self storage
customers and traditionally extend special incentives
and discounts to those with a valid military ID card,
such as: 10%-30% discounts off rental rates, free
months of rent, gift certificates, free use of moving
truck, "one-dollar move-ins," no rent increases while
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deployed overseas, waiver of security deposits,
administration fees, etc.
* It took the self storage industry more than 25 years to
build its first billion square feet of space; it added the
second billion square feet in just 8 years (1998-2005)
® During the two (2) peak development years (2004-
2005) 8,694 new self storage facilities (approximately
480 million square feet of space) were added.
+ 83.9 percent of all US counties (or 2,634 out of 3,141)
have at least one "primary" self storage facility
o (And here's a stat that SSA is rightly proud of) — 95.4
percent of current SSA direct members say YES! They
would recommend SSA membership to other self
storage owner-operators. (There's still room for
improvement, though.)
I
SSA Sources:
Quarterly SSA surveys of member and non-member
companies conducted by Conquest Communications of
Richmond, VA
SSA FOCUS - Financial & Operational Characteristics for
the United States (2009) - Full year 2008 data
(Go to www.selfstorage.OR_G_ - "Quick Links; go to FOCUS
data)
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"Financial and Operational Characteristics of (U.S_) Self
Storage Facilities" -- SSA Publication
"Self Storage Demand Study— 2013 Edition" SSA
Publication
"Self Storage: Analyzing the Competitive Landscape —
A Market Inventory Study') — SSA Publication
The above facts are merely a light sampling of industry
data available. Much more detail may be gained by
reviewing the above SSA studies. Copies of these
studies are available for sale at www.se fstora e.O O
(see Online Store -- Publications)
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