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HomeMy WebLinkAbout2001-07-11 Decision SPR Town of North Andover aQb�` aa �Ati0 Office of the Planning Department Community Development and Services Division n 27 Charles Street North Andover,Massachusetts 07845 �RssaC14IJ s` Heidi Griffin Telephone (978)688-9535 Planning Director Fax (978)688-9542 Notice Of decision ' Any appeal shall be filed r -'I + Within (20) days after the Jr"=' C Date of filing this Notice C. rn In the Office of the Town c) _� ram, Clerk l,J 1 Date: July 11, 2001 �J Date of Hearing: May 22, 2001, June 5, 2001 &June 19, 2001 Petition of: Ranger Development Corporation 65 Flagship Drive North Andover Premises Affected: Lot F Flagship Drive Referring to the above petition for a special permit from the requirements of the North Andover Zoning Bylaw Section 8.3 and 10.3. So as to allow: the construction of a 88,466 square foot professional office building with associated parking. After a public hearing given on the above elate, the Planning Board voted to APPROVE, the Special Permit for Site Plan Review, based upon the following conditions: Signed: d n Si ns, Chairman Cc: Applicant Al erto Angles, Vice Chairman Engineer Richard Nardella, Clerk Abutters Richard Rowen DPW Alison Lescarbeau Building Department Conservation Department Health Department ZBA B0ARI3 OF APPEALS 688.9541 BUILD IG 688-9545 CONSERVATION 688-9530 HEA7:T'H 688-9540 PLANING 688-9535 Site Plan Review - Special Permit Lot F Flagship Drive The Planning Board herein approves the Special Permit/Site Plan Review, for the construction of a 88,466 square foot professional office building with associated parking and other improvements. The property is located in both the Industrial-1 and Residential 2 Zoning Districts, but the proposed building, parking and associated improvements are located solely within the Industrial-1 District. The applicant for the Special Permit is Ranger Development Corporation, 65 Flagship Drive, North Andover, MA 01845, and the property owner is Intellisense Nominee Trust, located at 65 Jonspin Road, Wilmington, MA 01887. The application was properly filed with the Planning Board on April 20, 2001. The applicant submitted a complete application which was noticed and reviewed in accordance with Sections 8.3, 10.3, and 10.31 of the Town of North Andover Zoning Bylaw and MGL c.40A, sec. 9 The Planning Board makes the following findings as required by the North Andover Zoning Bylaws Sections 8.3 and 10.3 and 10.31: FINDINGS OF FACT: 1. The specific site is an appropriate location for such a use, structure and condition since the proposed project improvements are located in the Industrial-1 Zone and involves the construction of permitted uses within the Industrial-1 Zone. The architecture of the building will be compatible with that of the adjacent commercial/industrial buildings located within the existing industrial park located along Flagship Drive and care was taken by the applicant to eliminate potential adverse impacts to surrounding properties . 2. The use as developed will not adversely affect the neighborhood as a sufficient buffer has been provided. Extensive landscaping has been provided around the frontage of Flagship Drive and the perimeter of the property. Emphasis has been placed on landscaping to the rear of the lot where the property abuts residential neighbors, and includes the installation of 26 white pine trees to provide for an effective buffer. Furthermore, the project provides a 202' building setback from the rear property line and abutting residential properties. 3. There will be no nuisance or serious hazard to vehicles or pedestrians since access will be provided via a public way known as Flagship Drive which is an established roadway, and the internal and external traffic and pedestrian circulation will be adequate to serve the project. 4. The landscaping approved as a part of this plan meets, and in some circumstances exceeds, the requirements of Section 8.4 of the North Andover Zoning Bylaw; 5. The site drainage system has been reviewed and approved by the Board's outside Consulting Engineer, Vanasse, Hangin, BrustIin, Inc., and is designed in accordance with the Town Bylaw requirements. In fact, the applicant has undertaken extensive efforts to ensure that there will be no construction or permanent impacts from stormwater and drainage on abutting properties; 1 6. The applicant has met the requirements of the Town for Site Plan Review as stated in Section 8.3 of the Zoning Bylaw, and the site plan has been submitted End reviewed in accordance with the regulations and procedures as outlined in Sections 8.3, 10.3, and 10.31 of the Zoning Bylaw. The site plan also complies with all current Bylaw requirements of the Town. 7. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. The project will be serviced by municipal water, sewer and utilities to adequately address the needs of the project. 8. For the reasons stated above and as follows, the proposed use is in harmony with the general purpose and intent of this Bylaw, including but not limited to Sections 8.3, 10.3, and 10.31. In particular, the Planning Board finds that the project: will be protective of public health, safety and welfare as a result of the project design; adequately provides for pedestrian and vehicular circulation; will not adversely impact public services and infrastructure since the project adequately provides for such needs; will not adversely 'impact the environment since the project consists of office use and stormwater management measures exceed those normally required for a project of this nature; and the project will be a positive benefit to the community character. Finally the Planning Board finds that this project complies with the Town of North Andover Zoning Bylaw requirements as listed in Sections 8.3, 10.3 and 10.31 and hereby grants approval to the applicant for the Special Permit, provided the following conditions are met: SPECIAL CONDITIONS: 1. Environmental Monitor: The applicant shall designate an independent environmental monitor who shall be chosen in consultation with the Planning Department. The Environmental Monitor must be available upon four (4) hours' notice to inspect the site with the Planning Board designated official. The Environmental Monitor shall matte weekly inspections of the project and file monthly reports to the Planning Board throughout the duration of the project. The monthly reports shall detail area of non-compliance, if any and actions taken to resolve these issues. The designated monitor may not be applicant and/or developer. 2. Construction Monitor: The applicant shall designate an independent construction monitor who shall be chosen in consultation with the Planning Department. The construction monitor must be available upon four (4) hours' notice to inspect the site with the Planning Board designated official. The Construction Monitor shall make weekly inspections of the project and file monthly reports to the Planning Board throughout the duration of the project. The monthly reports shall detail area of non- compliance, if any and actions taken to resolve these issues. The designated monitor may not be the applicant and/or developer. 2 I' 3. Prior to the endorsement of the plans by the Planning Board, the applicant must comply with the following conditions: a) The final plan must be reviewed and approved by the Town Planner and subsequently endorsed by the Planning Board. The landscape plan must be .revised and provided to the Town Planner so as to reflect the replacement of the six Norway Maple trees along the side lot line abutting the Watts Building with trees of an Evergreen Species. The final plans must be submitted for review within ninety days of filing the decision with the Town Clerk. b) A bond in the amount of twenty five thousand ($25,000) dollars must be pasted for the purpose of insuring that a final as-built plan showing the location of all on-site utilities, structures, curb cuts, parking spaces, topography, and drainage facilities is submitted. The bond is also. in place to insure that the site is constructed in accordance with the approved plan. The form of security must be acceptable to the Planning Board. 4. Prior to the Start of Construction: a) A pre-construction meeting shall be held with the applicant, Town Planner, and the designated Environmental Monitor and Construction Monitor-as listed in Conditions #1 and #2. The purpose of this meeting will be to review the phasing of the development and for the applicant to submit a construction schedule to all at the pre-construction meeting for the purpose of tracking the construction and informing the public of anticipated activities on the site 5. Throughout and During Construction: a) During construction, the site must be kept clean and swept regularly. b) Dust mitigation such as site watering and pavement cleaning must be performed weekly,or as deemed necessary by the Town Planner,throughout the construction process. c) Hours of operation during construction are limited from 7 a.m. to 5 p.m., Monday through Friday and 8 a.m.to 5 p.m, on Saturdays. d) In an effort to reduce noise levels, the applicant shall keep in optimum working order, through regular maintenance, any and all equipment that shall emanate sounds fiom the structures or site. 6. Prior to FORM U verification (Building Permit Issuance): a) The Planning Board must endorse the final site plan mylars and three (3) copies of the signed plans must be delivered to the Planning Department. b) One certified copy of the recorded decision must be submitted to the Planning Department. 3 i i c) The applicant shall adhere to the following requirements of the North Andover Fire Department and the North Andover Building Department: 1) All structures must contain a commercial fire sprinkler system. The plans and hydraulic calculations for each commercial system shall be submitted for review and approval by the North Andover Fire Department. Plans and hydraulic calculations for each commercial system must also be supplied to the Building Department. d) The applicant is required to pay sewer mitigation fees in accordance with the current and prescribed policies at the Department of Public Works. Proof of payment must be supplied to the Planning Department. e) The applicant's contractor shall plant the perimeter trees identified on the Landscape Plan, (Sheet 7), prior to the construction of the parking area and structures. The applicant shall schedule an inspection with the Town Planner for verification of completion of landscape plantings. 7. Prior to verification of the Certificate of Occupancy: a) The applicant must submit a letter from the architect and engineer of the project stating that the building, signs, landscaping, lighting and site layout substantially comply with the plans referenced at the end of this decision as endorsed by the Planning Board. i b) The Planning Staff shall approve all artificial lighting used to illuminate the site. All lighting shall be built in accordance with the "Lighting Specifications" provided by Huntress Associates and in accordance with the "Lighting Facilities Plan" drawn by MHF Design, dated April 16, 2001. The Lighting Specifications requires the Santa Fe lighting, manufactured by Spaulding Lighting, Inc. be installed. All lighting shall have underground wiring and shall be so arranged that all direct rays from such lighting falls entirely within the site and shall be shielded or recessed so as not to shine upon abutting properties or streets. 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. All site lighting shall provide security for the site and structures however it must not create any glare or project any light onto adjacent residential properties. c) The commercial fire sprinkler systems must be installed in accordance with referenced standard NFPA 13D and in accordance with 780 CMR, Chapter 9 of the Massachusetts State Building Code. Certification that the systems have been installed properly in accordance with the above referenced regulations 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, 4 8. Prior to the final release of security: a) The Planning Staff shall review the site. After the detention pond is completed, the Town Planner will review the site and any screening as may be reasonably required by the Town Planner will be added at the applicant's expense. b) A final as-built plan showing final topography, the location of all on- site utilities, structures, curb cuts, parking spaces and drainage facilities must be submitted to and reviewed by the Planning Staff and the Division of Public Works. 9. Any stockpiling of materials (dirt, wood, construction material, etc.) must be shown on a plan and reviewed and approved by the Planning Staff. Any approved piles must remain covered at all times to minimize any dust problems that may occur with adjacent properties. Any stock piles to remain for longer than one week must be fenced off and covered. 10. Any plants, trees or shrubs that have been incorporated into the Landscape Plan approved in this decision that die within one year from the date of planting shall be replaced by the owner. i E 11. The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation. 12. Gas, Telephone, Cable and Electric utilities shall be installed underground as specified by the respective utility companies. 13. No open burning shall be done except as is permitted during burning season under the Fire Department regulations. 14. No underground fuel storage shall be installed except as may be allowed by Town Regulations. 15. The provisions of this conditional approval shall apply to and be binding upon the applicant, its employees and all successors and assigns in interest or control. 16. 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. 5 i 17. Any revisions shall be submitted to the Town Planner for review. If these revisions are deemed substantial, the applicant must submit revised plans to the Planning Board for approval. 18. This Special Permit approval shall be deemed to have lapsed after '14��e. . (two years from the date permit granted) unless substantial use o construction has commenced. Substantial use or construction will be determined by a majority vote of the Planning Board. 20. The following information shall be deemed part of the decision: Plan Titled: Proposed Site Development, Map 107C, Lot 23 Lot F Flagship Drive,North Andover, MA Prepared For: Ranger Development 65 Flagship Drive North Andover, MA 01845 Prepared By: MHF Design Consultants,Inc. 103 Stiles Road, Suite One Salem,New Hampshire 03079 Scale: 1"=W Date: April 16, 2001, revised 5/4/01, 6/1/01 Sheets; 1-12 i Report Titled: Drainage Calculations Lot F,Flagship Drive North Andover, Massachusetts Dated: April 19, 2001, revised June 1, 2001 Prepared By: MHF Design Consultants, Inc. cc: Applicant Engineer File 6