HomeMy WebLinkAbout2001-07-11 Correspondence SPR ' I
TOWN OF NORTH ANDOVER PLANNING BOARD
ENGINEERING REVIEW OF SITE PLAN/SPECIAL PERMIT
FOR CONFORMANCE WITH THE TOWN OF NORTH ANDOVER
ZONING BYLAW & STANDARD ENGINEERING PRACTICE
Site Plan Title: Flagship Drive Office Building VHB No.: 06716.37,37
Location: Lot F Flagship Drive
Owner: Intellisense Nominee Trust c/o Charles Edward Maseeh,Trustee
151 Tremont Street, Boston,MA 02111
Applicant: Ranger Development Corp.
65 Flagship Drive,North Andover,MA 01845
Applicant's Engineer: MHF Design Consultants,Inc.
103 Stiles Road, Suite One, Salem,NH 03079
Plan Date: 4-16-01 Review Date: 5-17.01
The Applicant submitted plans and documents to VHB for review on April 27, 2001. The site
plan submission was reviewed for conformance to the appropriate sections of the 1972 Town of
North Andover Zoning Bylaw amended in May 2000 and standard engineering practice. The
following comments note non-conformance with specific sections and questions/comments on
the proposed design.
1) The following information is required by Section 5.3.5.e and VHB offers the following
comments:
a) EASEMENTS/LEGAL CONDITIONS: VHB assumes that there are no easements or
legal encumbrances on the property that may prevent or place conditions on the proposed
development,
b) ZONING INFORMATION: The front and side setback dimensions (59' &7F) specified
in the Zoning Table do not agree with the dimensions shown on the site plan (51'&63')
on Sheet 3.The Applicant should review and revise them accordingly.
f) STORMWATER DRAINAGE/DRAINAGE BASIN STUDY: See comments below
under the item 4)Drainage Review.
g) LOCATION OF WALLS/SIGNS: VHB suggests that the Applicant provide a
construction detail on the plans for the proposed versa-lok retaining wall located at the
eastern edge of the site.VHB assumes that the contractor will submit shop drawings to
the Applicant for approval during construction.
h) LIGHTING FACILITIES: While the Lighting Facilities flan shows proposed light pole
locations, the direction and degree of illumination of these lights has not been shown.
g
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VHB recommends that the Applicant consider providing the direction and the degree of
illumination of the proposed lighting fixtures on the Lighting Facilities Plan.
i) TRAFFIC IMPACT STUDY; See comments below under the item 2)Traffic Review.
2) TRAFFIC REVIEW
a) The Applicant has submitted a technical memorandum that describes the amount of
vehicles that this development is expected to generate, This memorandum does not
address what impacts this development has on the existing roadway network in the area.
b) The memorandum states that the existing traffic signal at the intersection of Route 114
and Willow Street was designed to accommodate the development of this parcel. VHB
recommends that the Applicant submit back-up data that supports this statement.
c) VHB recommends that the Applicant present a complete traffic impact study. This study
would include study area intersection operations (key local intersections impacted by the
development)and impacts that the proposed development will have on these
intersections. Any improvements necessary to mitigate these impacts should be
discussed in the study.
3) DRAINAGE REVIEW:VHB has reviewed the drainage design and calculations, The
proposed drainage design is a closed drainage system that includes catch basins, drain
manholes, roof drains and two underground detention systems. VHB offers the following
comments regarding the proposed drainage design;
a) The Town of North Andover regulation requires that post-development peak discharge
rates for 1, 10 and 100 year/24-hour storm events do not exceed pre-development peak
discharge rates, The Applicant has submitted peak discharge calculations based on
HydroCAD'modeling for 25-year storm event,but not for the 1, 10 and 100-year storm.
These calculations will determine that the proposed development does not increase
offsite flooding impacts with regard to 1-year and 100-year storms,which are more
frequent and more severe than 25-year storm.
b) The Applicant has submitted HydroCAD modeling printouts for the drain pipes and the
intent of these printouts is to show the capacity of the pipes by using the Soil
Conservation Service(SCS)TR-20 method.Typically, Rational method should be used
for drainage pipe sizing calculations purpose and TR-20 method(HydroCAD) can be
used for watershed analysis and detention facility design. VHB recommends that
Rational method be used to verify whether the proposed drainage pipes have adequate
capacity to handle the peak discharge flow for 25-year storm event.
c) The site plan indicates that the proposed drainage system will tie into an existing system
on Flagship Drive.The Applicant should submit capacity calculation for the existing
drainage system on Flagship Drive to verify that the proposed flow will not adversely
impact the capacity of the existing drainage system.
d) No Total Suspended Solids (TSS) calculation has been submitted. It is not clear that the
drainage system as proposed will provide the SO percent removal of TSS required by the
Town.
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e) There appears to be some errors regarding the pipe slopes between the following
structures.The Applicant should review and revise the pipe slopes accordingly,
• CB# 1 to CB#2
• CB#5 to CB#5A
• CB# 16 to CB# 17
• CB# 18 to Detention System#2
i
• CB#21 to CB-B
• ACO Drain to CB# 17
f) One of the invert in elevations should be labeled as invert out for CB#5A and the invert
out elevation should be added to CB #5.
g) VHB recommends that the "Slope Protection Detail"be revised to identify the location
of the underdrain with respect to the slope protection measure,
h) The Applicant should verify that the subsurface stormwater detention facilities,
manufactured by Hancor are designed for H-20 loading, as the subsurface detention
facilities are located under the parking areas.
3) STANDARD ENGINEERING PRACTICE: VHB has reviewed the site plans for
conformance to standard engineering practices. The.purpose is to document the engineering
and potential construction issues associated with the project. VHB offers the following
comments:
a) VHB recommends that locations of the proposed hydrant be identified on the site plan. The
Applicant should submit site plan to North Andover Fire Department for review and
approval.
b) VHB recommends that the proposed water main be looped around the site and reconnected to
the existing water main on Flagship Drive.
c) The cross slope of the sidewalk and the transition slope of the handicap ramp should be
labeled on the bandicap ramp detail.The Applicant should refer to the current Massachusetts
Architectural Access Board (AAB) Wheelchair Ramp Standards'for more details.
d) The typical trench section details (sheet 9 and 10)denote sand and crushed stone as storm
drain, sewer and water pipes bedding material,VHB recommends that sand and crushed
stone be replaced by gravel borrow as the pipe bedding material.
e) The Applicant has included a "Sediment Control Fence" detail on Sheet 9. It is not clear
where the fences are proposed within the site. The Applicant should identify the location of
the sediment control fence on the site plan.
f) The location of snow disposal area should be identified on the site plan.The Applicant
should refer to the new issued Snow Disposal Guidelines by Department of Environmental
Protection (DEP)for snow disposal location requirements.
•
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It is recommended that the applicant provide WRITTEN RESPONSES to the issues and r
comments contained herein.
Reviewed by: Date: r? Q
Danny H. Wong,E.I.T.
Civil Engineer-Highway and Municipal Engineering
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Checked by:
Timothy B.McIntosh,RE
Project Manager—Highway and Municipal Engineering
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a
D� J
MHF DESIGN
CONSULTANTS, INC.
Memo
To: File
From- Huseyin Sevincgii
Daw April 18, 2001
Ree Trip Generation for a Proposed 3 story 72,216 square foot Office Building
Flagship Drive, North Andover, MA
FBlee C:kllprojects1A10980011098tripgen.doc
This memo presents trip generation estimates for the proposed 3 story 72,216 square foot
(sf)Office Building to be located on a parcel identified as Map 107C, Lot 233 on Flagship
Drive in North Andover, Massachusetts.
The trip generation estimates for the proposed office building were derived from the nationally
accepted Institute of Transportation Engineers Trip Generation manual, 6'� Edition. The
manual contains trip generation equations and rates to estimate trips for hundreds of land
uses. To estimate the vehicle trips for the 72,216 sf office building the following was used,
Land Use Code (LUC) 710—General Office Building. The weekday daily and the weekday
AM and PM peak hour trips were calculated and the results are presented in Table 1, backup
calculations are attached.
Table 1 — Vehicle-Trip Generation
Time Period Entering Exiting Total
Weekday AM Peak Hour 127 17 144
Weekday PM Peak Hour 27 133 160
Weekday Total 520 520 1040
*-ITE Land Use Code 710—General Office Building
The ITE trip generation indicates that the proposed office building will generate 144 total
vehicle-trips (127 in and 17 out) during the AM peak hour and 160 total vehicle-trips (27 in
and 133 out)during the PM peak hour.
In contrast to the General Office Building there is a possibility that the building could be used
for medical offices. In this case the trip generation will be based on LUC 720—Medical-
Dental Office Building. The weekday daily and the weekday AM and PM peak hour trips
were calculated and the results are presented in Table 2 below.
Table 2-- Vehicle-Trip Generation*
Time Period Entering Exiting Total
Weekday AM Peak Hour 141 35 176
Weekft PM Peak Hour 61 164 225
Weekday Total 1370 1370 2740
*-ITE Land Use Cade 720—Medical-Dental Office Building
The ITE trip generation manual indicates that the Medical Office Building would generate 176
total vehicle-trips(141 in and 35 out)during the AM peak hour and 225 total vehicle-trips(61
in and 164 out)during the PM peak hour. A total of 2,740 weekday daily trips will be
generated by the Medical Office Building.
It should be noted that the design of the existing traffic signal at the intersection of Route114
and Willow Street accounted for future traffic volumes for the development of this parcel and
for a general traffic growth for the area.
TRIP
GENERNION
61h Edition • Volume 2 of 3
TRIP GENERATION RATI<S, PLOTS, .AND EQUATIONS
• Institutional'(Land Uses 500-599)
• Medical (Land Uses 600-699)
• Office (Land Uses 700-799)
• Retail (Land Uses 800-899)
• Services (Land Uses 900-999)
Institute of Transportation Engineers
General Office Building
(710) .
Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area
On a: Weekday
Number of Studies: 78
Average 1000 Sq. Feet GFA: 199
Directional Distribution. 50% entering, 50% exiting
Trip Generation per 1000 Sq. Feet Gross Floor Area
Average Rate Range of Rates Standard Deviation
11.01 3.58 - 28.B0 6.13
Data Plot and Equation
16,00a ;
14,000 : . . ... .. . . . . . . . . . . :... . . . . . . ..'.. .. . . _;. _ . . . .;.. . . _ .:. ... . .SC. _. . .: . . . _ . ; . .1�,.
13.000 .. . ... . .. . . ... .. . . . . . . . . . . '
12,000 . . . . .. __ . . . . . . _ .. .��s .. _ .
11,000 :. . _ . .s. . .. _ . . _ f�r'�..
. . ;
u!
9,000 . .. . . . X.. . . . . . '. . .
8,000 . . . �,'
Q� i • i ' ✓' ' , ,
N 6,000 .V. 1
Q6000 5 �CX. . . �r.'�j<�x X. . .. . . - - .
f^ ✓ Ix
; ;
4,000 1 X. i . . . i .X•,✓ X . . .. .
3,000 . ..XX 'tom/J. . _ :X. . . . X..:_ . . . . .X. . . .
2.000
0 100 200 300 400 500 600 700 800 900 1000 1100 1200 1300
X= 1000 Sq. Feet Gross Floor Area
X Actual data Paints Fitted Curve ------ Average Rate
Fitted Curve Equation: Ln(T) 0.768 Ln(X)+3.654 R2 0.80
Trip Generation,6th Edition 1052 Institute of Transportation Engineers
i
r
1,I
General ®Mice Building
(714)
Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area
j On a: Weekday,
A.M. Peak Hour
i
i
Number of Studies: 216
Average 1000 Sq. Feet GFA: 223
Directional Distribution: 88% entering, 12% exiting
Trip Generation per 1000 Sq. Feet Gross Floor Area
Average Rate Range of Rates Standard Deviation
1.56 0.60 - 5.98 1.40
Data Plot and Equation
4,000
f r�
r
r
r
r�
3,000 . .. . . .. . . . . . . . .. . . .... ...'
in
r
r
LL! r,'r
r
U r
rr
j 2,000 X r
41 r'
r'
N �
Q r,X
IE X
r
r S(
1,000 .X . . ... � ;
X X vi r X ;
R X ;
XX X XX�X X
X
X .
0
0 1000 2000 3000
x=1000 Sq. Feet Gross Floor Area
X Actual Data Points Fitted Curve ----- Average Rate
Fitted Curve Equation: Ln(T) 0.797 Ln(X)+ 1.558 R2 0.83
Trip Generation,6th Edition 1053 Institute of Transportation Engineers
General Office Building
(710)
Average Vehicle Trip Ends vs: 1000 Sq, Feet Gross Floor Area
On a: Weekday,
P.M. Peak Hour
Number of Studies 234
Average 1000 Sq, Feet GFA: 216
Directional Distribution: 17% entering, 83% exiting
Trip Generation per 1000 Sq. Feet Gross Floor Area
Average Rate Range of Rates Standard Deviation
1.49 0.49 - 6.39 1.37
Data Plot and Equation
4,000
x
w /
,
r
CL
tl1 ,r
V r
j2,000 .. . . .. .. . . . .. .. . . . . . . . . . . . .... . . . .
w f'
x
Ix ;
>5x x
1,000 . .. ... . . . .X. -x . . .. . ..
x
r ,
x x x ;
xIx^ x
x x ;
x
xsc ;
0
0 1000 2000 3000
X= 1000 Sq. Feet Cross Floor Area
X Actuai Data Points IFitted Curve - Average Rate
Fitted Curve Equation; T= 1.121(X)+79.295 R2 0.62
Trip Generation,6th Edition 1054 Institute of Transportation Engineers
Medical-Dental Office"Building
(720)
Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area
On a: Weekday,
Peals Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Number of Studies: 40
Average 1000 Sq. Feet GFA: 30
Directional Distribution: 27% entering, 73% exiting
Trip Generation per 1000 Sq. Feet Gross Floor Area
Average Rate Range of Hates Standard Deviation
3.66 0.97 - 8.86 2.46
Data Plot and Equation
500
400 . . ... . . . . . • .. .. . . .. . . . .. . . .X. . .X . . . . . . . . . .-- ... r . .. .
X
'✓�` ,
300 . .. . . . . . 1 ..� .. . . . . . .
cis X
`m 200 • .. . . .. .. . i . . . . . . . . . .- - . .
x ;
II X
X
X �f
X
100 . . . x. ;,<'.r.)Sc -x . . . . ... . . . . .- ; . . . . . . . .
X X : X
X x , X X ;
x Xx X
x x
0
0 10 20 30 40 50 60 70 80 90 100 110 120
X= 1000 Sq. Feet Gross Floor Area
X Actual Data Faints Fitted Curve -------- Average Rate
Fitted Curve Equation: Ln(T)=0.921 Ln(X)+ 1.476 R2 0.78
Trip Generation,6th Edition 1085 Institute of Transportation Engineers
� I
Medical-Dental Office Building
(720)
Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area
On a- Weekday
Number of Studies: 10
Average 1000 Sq. Feet GFA: 45
Directional Distribution: 50% entering, 50% exiting
Trip Generation per 1000 Sq. Feet Gross Floor Area
Average Rate Range of Rates Standard Deviation
36.13 23.16 - 50.51 10.18
Data Plot and Equation
4,000 . .. . . . . .. . .. . ` . . . ... . .. . .
4 X
iC 3,000 . . .. . .... . .... . . . . . ... . . . . . . . .
`N 2,000 . . .. . . ... .. . . .. . . . . . .X.' . . . . . . . . . . _. . ..
1,000 . . . . . .. . . . .X. .X. . . . .. . .. . . : . . . . . ' . . .. ' . .. . . . . . . . .
X
0
0 10 20 30 40 50 60 70 80 so 100 110 120
X; 1000 Sq. Feet.Gross Floor Area
X Aotuat Data Points Fitted Curve ------ Average Rate
Fitted Curve Equation: T=40.892(X)-214.970 Rz=0.90
Trip Generation,6th Edition 1083 Institute of Transportation Engineers
Medical-Dental Office Building
(720)
Average Vehicle Trip Ends vs: 1000 Sq. Feet Gross Floor Area
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 7 and 9 a.m.
Number of Studies: 20
Average 1000 Sq. Feet GFA: 40
Directional Distribution: 80% entering, 20% exiting
Trip Generation per 1000 Sq. Feet Gross Floor Area
Average Rate Range of Rates Standard Deviation
2.43 0.85 - 4.79 1.92
Data Plot and Equation
300
x'
200 .. .. . ... . . . . . . . .. . . . . . . . .. . . X. . . . . f/.'l. . . .. .
x
Q
u 100 . . . . . . . . . ;�.'. . . _ ._. . ; . . . . ;
x xX
x x x
x x'
x x x
x x
o
0 10 20 30 40 50 80 70 80 90 100 110 120
X=1000 Sq. Feet Gross Floor Area
X Actual Data Pclnts ------ Average Rate
Fitted Curve Equation: Not given R2
Trip Generation,6th Edition 1084 Institute of Transportation Engineers
H
UNT'RESs A SOCI.A ITS
LANDSCAPE ARCHITECTURE & LAND PLANNING
April 25, 2001
Mr. Timothy Macintosh
Vanasse Hangen Brustlin, Inc.
101 Walnut Street
Watertown, MA 02272
Subject: Site Plait review Special Permit—North Andover Planning Board
Lot F, Flagship Drive—North Andover Massachusetts
Dear Mr. Macintosh:
At the request of the North Andover Planning Department I am forwarding one (1) copy of the
complete application package for the above referenced project. Enclosed you will find the
following documents for your review:
• Site Plan Review Special Permit Application Packet containing:
1. Cover Letter/Project Description
2. Site Plan Review Special Permit Application
3. Fiscal and Community Impact Report
4. Certified Abutters List.
• Reports and attachments
1. Traffic Impact Analysis
2, Drainage Study
• Site Plans, including
1. Title Sheet w/ locus map and index
2. Existing Conditions Plan
3. Site Development Plan
4. Grading, Drainage and Erosion Control Plan
5. Utilities Plan
i7 T42wksbury 51reot, Andover MA oi8io
978,4JO.8882 ch11k1lress-1)01"MOX,, ri
f
j
Mr. Tim MaeIntosh 2
VHB, Inc.
April 25, 2001
6. Landscape Plan
7. Lighting Facilities Plan
8. Construction Details, four (4) sheets
i
9. Building Elevations
We are scheduled to appear before the Planning Board for the first time on Tuesday, May 22,
2001. Thank you for your time and consideration with regard to this matter. Please feel free to
contact my office should you have any questions or concerns regarding the application, or the
project.
Sincerely,
Huntress As ociates, Inc.
Christian C. Huntress
Landscape Architect
Encl.
CC: Mr. DaWd Murray—Ranger development Coi p.
Ms. Heidi Griffin— Toivn Planner.
Mr. Mark Gross—MHT Design Consultants
Mr. John Smolak- Peabody &Arnold
r
North Andover
Department
Me o
To: Heidi Griffin, Director of Planning
From: Lt.Andrew Melnikas, Fire Prevention Officer
CC:
Date: 5/10/01
Re: Lot F Flagship Drive
The North Andover Fire Department has reviewed the plans for this development and has the following
recommendations:
1. Fire Hydrants will be needed at various points around the building
2. The building will be fully sprinklered and the plans will be submitted to the fire department for
approval
3. The building will have a complete fire alarm system and will be master connected to the fire
department
4. Access to the building for fire department vehicles appears to be adequate
Please call should there be any questions
Sincerely,
Lt.Andrew Melnikas
i
Fire Prevention Officer
I
d
1
4
Departmental Referral Form for Special Permits
To: Director, Engineering, Jim Rand +�
Fire Chief ✓
Conservation Administrator, Brian LaGrasse
Open Space Committee (Sub-Committee of Con Com)
Building Commissioner, Bob Nicetta r�
Health Administrator, Sandra Starr
School Committee
Police Department
From: Planning Department
Dater C�
Re: _ Special Permit
Site Plan Review
Address!Development
A Public Hearing has been scheduled for DCI
to discuss the plans checked above. (Preliminary pland do not require public hearings.)
Please provide your written comments to the Planning Department by A / C/ 1
(Wednesday before the scheduled public hearing and/or scheduled Planning B and meeting).
Failure to provide written comments by this date will constitute your approval of this plan.
Thank You.
i
E
Town of North Andover 04 �
�����
®� ��+4en 6rs4
Office of the Planning Departn e t
Community Development ment n Services Division
27 Ch axles`street ^"
�9hT Fo lP¢ .i7 E
North Andover, Massachusetts 01845 c,�us�R
Heidi Griffin. Telephone (978) 688-9535 I
Fax (978)688-9542
Picturing Director
E
MEMORANDUM
1
TO: Planning Board
FROM: Heidi Griffin, Town Planner
i
RE: Site Plan Review - Lot F Flagship Drive
DATE: May 17, 2001
The applicant proposes a 72,000 square foot office building. The gross floor area totals
88,466 sf, with 16,250 sf for the garage, 24,216 sf for the I" floor and 24,000 sf on both the 2"
and 3' floors.
My review is as follows:
i. NORTH ARROW/LOCATION MAP: This has been provided.
ii. SURVEY OF LOT/PARCEL: This has been provided.
iii. NAME/DECRIPTION OF PROJECT: This has been provided.
iv. EASEMENTS/LEGAL CONDITIONS: This has been provided.
V. TOPOGRAPHY: This has been provided.
vi. ZONING INFORMATION: Zoning information has been provided. The parking
spaces are calculated based upon the building being utilized as office space.
vii. STORMWATER DRAINAGE: Please see attached review performed by the Town's
consulting engineer, The drainage system itself comprises of 2 underground detention
systems, located on either side of the building as you enter the property. In addition to
the detention systems, there are approximately 21 catch basins, along with drain
manholes.
viii. BUILDING LOCATION: This has been provided. The building is located in the
middle of the site, closest to the entrance.
Il(]ATtI)(.)I't1i'i'I?a11.S 688)5 l i3[ILA)d\C,CS8.9545 CC)1\81',IRVATION'(88)5:30 HF'AI;I'11688-9540 PI,ANNI\'G 688.9535
I
ix. BUILDING ELEVATION: Building elevations have been provided. The building will
be a maximum of 55' in height, and its materials will be glass and brick, with awnings.
X. LOCATION OF PARKING/WALKWAYS: There are 251 spaces provided, with 36
spaces to be under the building. The snow storage area should be denoted on the plans.
xi. LOCATION OF WETLANDS/NOTICE OF INTENT: Not Applicable.
xii. LOCATION OF WALLS/SIGNS: There will be both a building sign and an entrance
sign to the site. Sheet 8 displays the sample monument sign which states "Flagship
Office Park". Notes on the plan indicate the signage will be in conformance of the
zoning bylaw. Materials of the sign(s) should be provided to the Board.
xiii. LOCATION OF ROADWAYS/DRIVES: There are two access/egresses to the site.
The width of the entire roadway is 25', which is ample for the Fire Department (see
enclosed memorandum).
xiv. OUTDOOR STORAGE/DISPLAY AREAS: There is no outdoor storage being
proposed.
xv. LANDSCAPING PLAN: There are 26 white pine trees proposed along the rear of the
property, adjacent to the residential abutters. These pine trees will provide an adequate
buffer between the site and the property, especially since the building is located over 200'
away combined with the white pine trees. The remainder of the site is also well
landscaped, with dogwoods and norway maples. See Sheet 6 of the plans for the
remaining types of trees/plantings being provided.
xvi. REFUSE AREAS: A dumpster is provided at the rear of the property and will be
enclosed.
xvii. LIGHTING FACILITIES: There are approximately 21 lights provided on the site. 15
of the lights encompass the perimeter of the property, with six lights being proposed in
the parking aisles.
xviii. DRAINAGE SYSTEM: Please refer to the outside consulting engineer's report.
xix. TRAFFIC IMPACT STUDY: Data has been provided from the Trip General Manual
indicating that the medical office building would general 176 total vehicle trips during
the AM peak hour and 225 vehicle trips during the PM peak hour, The Planning Board
had informed the applicant that a traffic impact study would"not be necessary as the
signalization at Route 114/Willow Street provides for any traffic generated from this
proposal.
xx. COMMONWEALTH REVIEW: NIA
xxi. UTILITIES: This has been provided. The proposal will be on town water and sewer.
xxi. FISCAL IMPACT: A fiscal impact report has been provided indicating that a positive
cash flow of$173,526.69 would be generated by this project.
xxii. COMMUNITY IWACT; The community impact report indicates that the
proposal will be architecturally consistent, and fit in with the overall character of the
town.
COMPANY
LLG
June 27, 2001
STETS&;Cnmpany�LLC
191:Holt Road.
lludover,:l1'[A, 11181Q-54U5
rna�. Heidi Griffin, Town Planner
97s:975-oza9
478-36Z4247 Town of North Andover
Email:
� nTsmp.ay�botm.0�� Office of Planning Department
Community Development Services Division
27 Charles Street
North Andover, MA 01845
Re: Lot F
Dear Heidi:
Thank you for taking the time to meet with me regarding the proposed
development of Lot F. As you know from a review of Town records
relative_ to this parcel, in 1998 the Town began levying a fine against the
owner, Intellisense, for wetlands violations. While that problem was
apparently resolved for the wetlands, it was not resolved for the run-off
onto our property at 70 Flagship Drive. In part, that problem is
documented by photographic evidence in the June 15, 1998 Seekamp
Environmental Report to Kathleen Bradley Colwell. (reference the
temporary check dams places at 70 Flagship Drive). The file, as you
know, includes additional photographs and correspondence between Ms,
Colwell and ourselves.
In addition, I have included copies of"before" pictures which we took of
our driveway in March of 1998. You will see that the driveway was
intact. Additional photographs show the water run-off and ice build-up,
and eventually the driveway has eroded at both entrances with erosion to
the base coat at the entrance closest to Lot F.
Mark Gross of MHL Design representing Ranger Development
contacted us this morning. He confirmed that Intellisense is the true
owner of Lot F and that Ranger has a conditional Purchase and Sale
agreement pending. We intend to meet with Mr. Gross on July 28th to
assess an offer by the developer to repair the driveway. He did not
Comma.61R.edlWale Man apment indicate that there would be further plantings along the lot line which we
70Fttgal�IpDrivc would prefer as an added buffer. We are encouraged by his call and by
your intervention.
i
I
Since we had insufficient time to evaluate the proposed site (due to the
Town's improper change of our address of notice), we do reserve our
total enthusiasm regarding Mr. Gross' offer until such time as we have
our engineer assess the status of the retaining wall Again, we have j
"before" and "after" pictures to show formation of cracks. We have also
contacted our tenants (two companies) to evaluate the impact of the
height and proximity of the proposed building on their ventilation stacks
used in the manufacturing of pharmaceutical products. j
With your thoughtful response and professional attention to this matter,
we are confident that a reasonable solution will ultimately prevail.
Again, as I told you, our efforts have been to prevent future problems.
We predicted them years ago, and we thought the Town was following
through beyond the environmental impact. We would hope that your
(and the Board's) decision would reflect upon the current situation and
strongly consider the effect of the previous attempt to develop the
property and the subsequent erosion, As neighbors, we look forward to
further, thoughtful development in the Park.
Sincerely yours,
C
Maria E. Marasco, Esq.
Member
Enclosures
cc. Paul Marasco, Member
Universal Pharma-Technologies, LLC
Pharm-Eco Laboratories, LLC
Plastic Surgery Center
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Town of North Andover
Office of the Planning Department
Community Development and Services Division
27 Charles Street
North Andover, Massachusetts 01845 �9SsgCHUS
Heidi Griffin Telephone (978)688-9535
Planning Director Fax(978)688-9542
August 1, 2001
Maria Marasco
Stets& Company LLC
191 Holt Road
Andover, MA 01810
Re: Lot F Flagship Drive
Ms. Marasco,
As per our conversation I reviewed the file of Lot F Flagship Drive. The file is showing that your
updated address had been noted. Attached is a copy of the decision that I believe was already
sent. If you should have any questions or concerns please call the Planning Department at(978)
688.9535.
Sincerely,
ja��!Vley '
Planning Secretary
BOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535
10/29/2001 MON 15:16 FAX U004
PEABODY & ARNOLD uP 50 ROWrs WHARF, BOSTON, MA 02120-3342
COUISELLORS AT LAW 16171 951.2100 FAX[6171 951.2125
8(15TON,1AA PROVIDENCE, RI PORT AND,ME
341iN L SMOLAK, Es4.
[6171 (617) 951.2092
Its@peabodyDrnoid.com
October 29, 2001
BY FACSIMILE ,AND REGIJLAR MAIL
Ms. Heidi A. Griffin
Towit Planner
Division of Community Development& Services
Town orNorth.Andover.
27 Charles Street
North Andover,Massachusetts 01845
Re: Request for Minor Modification of Special Permit issued July 11,2001
Proposed Office Building
Parccl F, Flagship Drive
Dear Heidi,
As we discussed,this firm represents Ranger Development Corporation. As you know,
the Plaiinins Board issued a Special Permit to Ranger Development on July 11,2001 for the
proposed construction of an office building oa) land known as Lot F,flagship Drive. Section 3
of the Special Permit provides that prior. to the endorsement of tbo final plan by the planning
board, both: (a)the final plan must be reviewed and approved by the Town planner, and,(b) a
$25,000 bond in.uSt be posted to ensure that the final as-built plans are st►bmitted to Planning
Board and that the project is constructed in.accordance with the final plans. Wo understand that
Ranger has complied with Paragraph a. above.
in order to cozrseTve financial resources until the time of project construction,Ranger
Development requests that you approve a minor modification to the Special Penuit so that the
posting of the$25,000 bond becomes a pre-construction condition rather than a condition to final
phua endorsement. This minor change can be accomplished by moving the current bond
requirement in the Special Pen-nit from Section 3.b, to a new Section 4.b.
Nate that Section 17 of the Special permit requires that revisions to the Special Permit be
subnfitted to the.Town Planner for review. Accordingly,we request that you consider the
iV/zu/ZVU1 n1UN 15:15 FAA 003
PEABODY& ARNOLD rrP
Ms. Heidi A. Griffin
October 29,2001
Page 2
proposed d change a minor modification and confirm the change is acceptable to you and the
Planning Board so that the final plan,can be endorsed at this time.
Very truly yours,
T J .. Smolak
JTSi
cc: David Muuay,hanger Development Company
Mark Gross,P.E., MBF Design Consultants,Inc.
1yABOS21SMOLAKA9010I 2
Torn of North Andover
Tice ® the Planning Department
Community Development and Services Division
27 Charles Street
North Andover,Massachusetts 01845 ��SsaeMus���y
Heidi Griffin Telephone (978)688.-9535
Planning Director Fax (978)688-9542
October 31, 2001
John T. Smolak, Esq.
50 Rowes Wharf
Boston, MA 02110-3342
Re: Parcel F-Flagship Drive
Mr. Smolak,
At the Planning Board meeting of October 30, 2001, the Planning Board approved the request to modify
the decision for Parcel FL Flagship Drive. In accordance with Section 8.3.8 of the North Andover Zoning
Bylaw the Planning Board approved the modification to move condition 3b "A bond in the amount of
twenty five thousand ($25,000) dollars must be posted 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."
This condition will be moved to make a new condition 4b which states "A bond in the amount of twenty
five thousand ($25,000) dollars must be posted 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,"
If you have any additional questions please call the Planning Department at(978)688•-9535.
S'h ereIy,
Cidi Griffin
Town Planner
cc: Joyce Bradshaw, Town Clerk
BOARD OF APPI AL8 688-9541 BUILDING 6M9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535
i
Town of North Andover No orH ,N
Office of the Building Department b��: ' w�•b
Community Development and Services Division
William J. Scott, Division Director
27 Charles Sheet �Ss�cIH
North Andover, Massachusetts 01845 D, Robert Nicetta Telephone(978) 688-9545
Building Corrilrrissimer fax (978)688 9542
MEMORANDUM
To: Heidi Griffin, Town Planner
From: Robert Nicetta, Building Commissioner
Date: May 21, 2001
Re: Lot "F"Flagship Drive-- Office Building
I have reviewed the referred plan and am of the opinion that it does not require any
Zoning Board of Appeals action and may proceed with Site Plan review.
The parking as calculated for Office Space— 1 space per 300 square feet of GFA—is in
compliance with Section 8.1 of the current Zoning By-law. Of concern is if the proposed
72,000 square foot office building is occupied in whole or in part by Medical Offices or
Research Facilities,the calculation then changes to 3 spaces per 1000 square feet of GFA
plus one space per employee and clearly results in a shortage of parking. Conversely, if
the 72,000 square feet of GFA remains just as "office space"the number of persons
employed may occupy the majority of spaces and create a shortage for clients.
Finally, the site plan does not provide any snow dump. I am of the opinion,snow if not
removed,will create a severe problem with under structure and on-site parking..
BOARD OP APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535