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HomeMy WebLinkAbout2001-05-18 Correspondence / a i Departmental Referral Form With S1 nature of Departments Acknowled n Recei t To: Director,Engineering,Tun Rand Fire Chief Chief Dolan D� Conservation Administrator,Brian LaGrasse + 4 Open Space Committee(Sub-Committee o f.. t n mmission Building Commissioner,Bob Ntcetta. �) Health Administrator,Sandra Stair s 4 School Committee ' _22 Police Department From: Applicant City of Lawrence actingthrauh its Airport commission Date: ' May 18. 2001 Re: X Preliminary Plan ' Definitive Subdivision Modification to a Definitive Subdivision Address/Developer Lawerence Municipal Air4a t Indus trial. Park A Public Hearing has been scheduled for to discuss the plans chocked above. (preliminary plans do not require public bearings.) Please provide your written comments to the Planning Department by (Wednesday before the scheduled public,bearing and/or scheduled Planning Board meeting). val of this lan. Failure to provide written comments by this date will consti�e your appro p { 1 Thank You. MEMORANDUM TO: North Andover Planning Board FROM: Heidi Griffin, Town Planner RE: Preliminary Subdivision--Lawrence,Municipal Airport Industrial Park DATE: June .13, 2001 The applicant, the City of Lawrence, is proposing a four lot industrial subdivision at the Lawrence Municipal Airport. The four lots of land will be subdivided from an original tract of land totaling 4t.04 acres. The applicant is currently filing simultaneously with the Conservation Commission, as their approvals are required also. The applicant will be extending Clark Street approximately 600 feet to gain frontage for the proposed lots, The existing cul-de-sac and guard rail on Clark Street will be eliminated, and will be loamed and seeded instead. Although the proposed buildings on the lots will require site plan approval at a later date, the applicant is not requestingapproval of the buildings at this time, However, the buildings are shown on the lots , along with proposed parking with one of the most stringent zoning requirements, to demonstrate that buildings will fit on the lots as they are proposed, They have utilized the parking designation for warehousing, wholesaling and distributing which is one space per 500 feet of GFA. It is important to note that there is another stringent parking designation, which relates to manufacturing, assembly, fabrication, etc, which requires "1 space per 2 employees in the minimum working shift or 1 space per 1000 FGA, whichever•is greater". The applicant has not utilized this in their calculations, which could be more stringent if the 1 space per 1000 GFA is utilized. A brief summary of the project is as follows: The four lots will meet the Town of North Andover Zoning Bylaw relative to the Industrial 2 Zoning Setbacks/Requirements: All lots meet the minimum lot size, contiguous buildable area, frontage, side and fear setbacks, etc. It appears an error was made relative to the minimum amount of frontage required in the Industrial 2 District, which is 150 feet. The plans indicate 75 feet. The plans should be changed to reflect the correct requirement, although the frontage provided far exceeds that of the 150 feet required. The proposed road will contain a 60' right-of-way with 30' of pavement as required by the subdivision regulations. There are two detention basins, one on Lot 2 and one on Lot 4. The cul-de-sac pavement diameter is 120, with a right-of-way diameter of 150 feet. The project will propose an S"PVC gravity sewer totaling 1900 feet within Clark Street, and 6000 feet of forced sewer main to be located on the existing utility easement. Other utilities include water and gas main extensions, underground utilities (phone, cable and electrical). The plan also proposes a conceptual improvement plan and has been accompanied by a traffic impact and access study report. The plan proposes to widen the intersection at Holt Road and Osgood Street so as to provide for turning lanes. ♦ 27 Charles Street • North Andover-,MA 0 18 45 • " , d facse �ransrnta To: Gabe Crocker Fax: 781-829-2007 From: North Andover Planning Date; 6/14/01 Re: Lawrence Industrial Airport Pages: 3 CC: Mike Howard 978-897- 0099 © Urgent xFor ReView ❑ Please Comment © Please Reply 0 Please Recycle Zj � d h . L I ... �. .. ... i ry.UJ r- r-.1 Transportation Land Development �Rnllf V(1�7E7f1[�� 8 a r V {C as i 101 Walnut$treEt .VanasSe Hf.Ligwtz dmsUft_Mc, PostOfflae Box915I watftjown Massachusetts 02471 617 9I-I 2Mf, FAX 617 S24 2286 FAX Transmittal DeliverTn: Heidi Griffin From: Timothy R.Mcla3l,---h,P.B. Town Planner Compan9: Town of North Andover VHB Project No.: 06716.39 Telephone No.: FAX No,; 978-688-9342 Ch3giztdl of Teleenpy: Will be sent on 0644-01 Date and Time: June 14,2001 Total Number o€Pages(Including Tray nuttal PbnW. 2 RE: Preliminary Subdivision Engineering Review--Lawrence Municipal Airport North Andover,MA Hi Heidi, Enclosed please find'VHB's engineering review report for the above referenced project, please mote that the Traffic review is not included in this report. The Traffic Review will be submitted to you under a separate cover tomorrow. Please call me if you have any questions Tint �\M A,WA'CR1lc1 O6h7 F1dots\Tran3m13ta1r Vmngr7�a.061407-lawrEncepsel[atsyLdtv.AOt TOWN OF NORTH ANDOVER PLANNING BOARD ENGINEERING REVIEW OF PRELIMINARY SUBDIVISION PLAN FOR CONFORMANCE WITH PLANNING BOARD RULES AND REGULATIONS GOVERNING THE SUBDIVISION OF LAND AND STANDARD ENGINEERING PRACTICE Subdivision Title: Lawrence Municipal Airport VHB No.: 06716.39 Industrial Park Subdivision Location: Clark Street Owner&Applicant: City of Lawrence--Office of Planning and Development,225 Essex Street,Lawrence,MA 01840 Applicant's Engineer: Gale Associates,Inc.,33 Riverside Drive,Pembroke,MA 02359 Plan Date: 05-18-01 Review Date: 06.14.01 The Applicant's engineer submitted plans and documents to VHB for review on May 30,2001. The submission was reviewed for conformance to the October 2000 Rules and Regulations Governing the Subdivision of Land,appropriate sections of the 1972 Town of North Andover Zoning Bylaw amended in May 2000 and standard engineering practice. The following comments note non-confort mce with specific sections and questionslcomments on the proposed design. The Applicant bat;submitted the following information for VHB s review: • Form B—Application for Preliminary Subdivision Approval Preliminary Subdivision Plan(29 sheets)dated 05-19-01 • Traffic Impact and Access Study Report by Vanasse and Associates,Inc. SECTION 4. PRELIMINARY SUBDIVISION PLAN Section 4.3 Form and Contents 1) 4.3.1€Proposed easements within the subdivision appear to be omitted from the lot plans. 2) 4.3.11 No existing or proposed center line profile of proposed Clark Street extension has been provided in this submission,The Applicant should include the existing and proposed profile for review in the Definitive Subdivision plan set. 3) 4.3.14 VHB suggests that a key plan shown at a scale of 200 feet be included in the Definitive Subdivision plan set. T.1{6716kfou�epoLc�ntvrcM�AiryonP,rSmlmrySuMh�bnRevlow,Cx � f JUN.1m.�eWOI aloopm VHB NO.062 P.1 Transpor tatlon Land Developmont Environmental Servlca, 101 Walnut Sheet Post 0ffiee Hox 9161 Watertown Massachusetts 02471 617 9`41ma PAX 617$2j 2286 FAX Tran$mlttal DtllverTo; Heidi Griffin From: Timothy 8.Mc—Tntosh,p.l3. Town planner Companq; Town of North Andover vM Project No: 06716.39 Telephone No.: FAX No.: 978-6$5-9542 011&b1 of 7eleoopyt Will be sent on O&M-01 Date and TiTne: June 14,2001 TatelNurttberefPOW(Including`ftansmittaIT: rnW; 2 RE; preliminary Subdivision Engineering Review--Lawrence Municipal Airport North Andover,MA Hi Heidi, Enclosed please find VHBxs engineering review report for the above refereACed project, please note that the Traffic review is not included in this report, The Traffic Review will be submitted to you under a separate cover forttorrow. Please call me if you have any questions Tim \\FdAWA'rFt\Tc\06716\dC 51Txan6m3MsbUan�A/(�rh06F407a0.wx2narpndimrybdlv.doe I "Lawrence Municipal Airport Industrial Park" Preliminary Plan Denial The Planning Board herein denies the 4 lot subdivision located off of Clark Street in the Industrial District 2 Zoning District. The application was submitted by the City of Lawrence, Office of Planning and Development,225 Essex Street,Lawrence,MA 01841,dated May 18,2001. Filldin.gs of Fact The Planning Board makes the following findings relative to this proposed preliminary subdivision plan: A. The Preliminary Plan does not adhere to all of the design standards indicated in Section 4.3 of the Town of North Andover Massachusetts Rules and Regulations Governing the Subdivision of Land in North Andover,Massachusetts,dated November,2000 as noted below. a) The Plan does not comply with Section 4.3.1f of the regulations as the plans do not include proposed easements on the lot plans. b) The Plan does not comply with Section 4.3.11. of the regulations as no existing or proposed center line profile of the proposed Clark Street extension is provided in the submission. B. The Preliminary Plan does not adhere to the Town of North Andover Zoning Bylaw: a) The building depicted on Lot 2 does not meet the required side setback of 50'. C. Furthermore, although not required with a Preliminary Plan filing, the Definitive Plan Submittal should include the recommended improvements as outlined in VHB's memorandum dated 6/15/01 relative to Section 6, Requirements for Improvements and Design (attached). Also, the Definitive Plan Submittal should address the issues outlined in VHB's memorandum dated 6/15/01 relative to the traffic impact study review (attached). As the applicant has failed to follow the procedures and provide the information required by the Rules and Regulations as demonstrated by the Findings of Fact the Planning Board herein DENIES this application for a preliminary subdivision plan, I. The following plans are included as part of this decision: Plan titled: Preliminary Subdivision Plan Lawrence Municipal Airport Industrial Park Lawrence,Massachusetts 01840 Owned by: City of Lawrence Office of Planning and Development 225 Essex Street Lawrence,Massachusetts 01840 Scale: 1"=40'; 1"=150' Sheets C.1.1-C1.7;C2.1-C2.7;C3.1-C3.7;C4.1-C4.6 Prepared by: Gale Associates 33 Riverside Drive Pembroke,MA 02359 Dated: May 18,2001 i I i Plan titled: Conceptual Improvement Plan Lawrence Airport Industrial Park North Andover,Massachusetts 01845 Scale: 1"=40' Prepared by: Vanasse&Associates 10 New England Business Center Drive Suite 314 Andover,MA 01810 Prepared for: City of Lawrence Lawrence,Massachusetts Dated: 5111101 Sheets: 1 of 1 cc: Mr.Robert Luongo,Economic Development Director,City of Lawrence Mr.Gabe Crocker, Gale Associates,Inc. Mr.Michael Howard,Epsilon Associates E Town of North ADdover Office of the Planning Deparfinent Coininmifty Developineat and Services Division 27 Cliarlos 90't�(A, Noftli Aiidovej, Mass�wlmisiAts 01845 'Foloplione (978) 688--9535 Heidi Griffiri Fax (978) 688-9542 plailllb7g Dfrf�dor MEMORANDUM TO: North Andover Planning Board FROM: Heidi Griffin, Town Planner RE: Definitive Subdivision—Lawrence Municipal Airport Industrial Park DATE: October 2,2001 The applicant, the Lawrence Airport Enterprise Commission, is proposing a four lot industrial subdivision at the Lawrence Municipal Airport. The four lots of land will be subdivided from an original tract of land totaling 41.04 acres. The applicant has almost finished up with the Conservation Commission. The applicant will be extending Clark Street approximately 600 feet to gain frontage for the proposed lots. The existing cul-de-sac and guard tail on Clark Street will be eliminated, and will be loamed and seeded instead. The four proposed lots meet the zoning criteria for the industrial 2 District. The lot sizes are as follows: Lot 1 17.06 acres Lot 2 8.04 acres Lot 3 10.07 acres Lot 4 5.87 acres The applicant is requesting several waivers from our subdivision regulations, they are as follows: I. Waiver to Section 6.8.1 requiring a minimum cul-de-sac pavement of 120'; the applicant is requesting a 90' cul-de-sac. 2. Waiver to Section 6.8.1 requiring a maximum dead end roadway length of 8 feet; the applicant is requesting to extend the road beyond that.1 ,lThe applicant should inform the Board the total length of the existing Aadd and the proposed road. HVIA]14168�-95,10 P3.,ANNING6,"-9535 3. Waiver to Section 6.11.2 requiring the installation of a sidewalk along the proposed extension of Clark Street; the applicant is requesting that then provide a sidewalk. 4. Waiver to Section 6.14.10 requiring a maximum side slope of 3:1 for detention/retention basins; the applicant is requesting a side slope of 2.5:1 side slopes for the detention/retention basins. I do not see that an Environmental and Community Impact Analysis has been provided as required by Section 5.4 of the Subdivision Regulations. Either a waiver needs to be requested or the report needs to be provided. A construction schedule has not been provided as required by Section 5.1.9 of the Subdivision Regulations. A statement of the type of performance guarantee which the applicant plants to submit in the event of approval of the Definitive Plan has not been provided as required by Section 5.1.10 of the Subdivision Regulations. The applicant has provided a certification to Good Engineering Practice but has referenced the wrong section of the subdivision regulations; the letter dated August 17, 2001 should be re-submitted referencing Section 5.1.13 of the Regulations. Lot 2 contains a detention basin that appears to be twice the size of the footprint of the entire building. I would like confirmation that this detention basin will be adequately screened and will have an attractive buffer. The detention basin looks to be larger than life from the quick glance I took at the plans, and may actually overshadow any building which wishes to locate there. I am unsure if the applicant plans to remove any excess material from the site or will need to place fill on the site; either way, if either of the above are applicable, the notations required by Section 5.2.5.3.22 and 5.2.5.3.23 should be placed on the plans. The applicant has provided street tree details, however, they should be both placed on the plans, with the species denoted as required by Sections 6.18.1 and 6.18.2. A new sewer force main, sewer pump station, and a proposal to tie the sewer into GLSD are noted on the plans as being proposed. I would like to obtain feedback from DPW to confirm the plans are acceptable to them. I will also need confirmation that GLSD is receptive to this proposed sewer tie-in. i !II 1 i It is important to note that the proposed buildings on the lots will require site plan approval at a later date, and that the applicant is not requesting approval of the buildings at this time. However, the buildings are shown on the lots , along with proposed parking with one of the most stringent zoning requirements, to demonstrate that buildings will lit on the lots as they are proposed. They have utilized the parking designation for warehousing, wholesaling and distributing which is one space per 500 feet of GFA. The plan also proposes a conceptual improvement plan and has been accompanied by a traffic impact and access study report. The plan proposes to widen the intersection at Holt Road and Osgood Street so as to provide for turning lanes. i I