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HomeMy WebLinkAbout2021-03-16 Recorded Decision SPR & Parking Special Permits Bk 16872 Pg1 #12013 04--12-2021 @ 10 : 52a ' Town of North Andover - - Office of the Planning Department il. , 1 ... Community Development and Services Division - � •t # 120 Main Street North Andover,Massachusetts 01845 NOTICE OF DECISION SITE PLAN REVIEW and PAINING SPECIAL PERN.IXTS Th1s is to certify that twenty(2o)days An appeal shall frs filed have elapsed from date of dectaEon Y 1p)P %Yhtmd tiling app within(20)days after the Datt�•r�1�a I date of filing this notice irk Tardy t..Reid TWn Clerk the office of the Town Clerk, Date: March 16,2021 Public Hearings: March 16,2021 Date of Decision;March 16,2021 Petition of•. Crosspoint Associates,Inc. 188 Needham Street, Suite 255 Newton,MA 02464 Premises.Affected: 419&435 Andover Street North,Andover,MA 01845 Assessor's Map 24,Lot 32&39 Referring to the above petition for a Site flan Review and Parking special permits under Article 8,fart I and Part 3, including Parking Special Permits under Article 8 §195-8.8, and Article 10 § 195-10.7 of the North Andover Zoning Bylaw and MGL o.40A, Sec 9. So as to allow for the redevelopment of the properties located at 419 and 435 Andover Strect by demolishing the existing Ethan Allen and the Bliss Spa and Salon building and constructing two smaller buildings with a total square footage of 10,852 Sl? to house new commercial tenants. Four businesses are proposed on the property:the existing Bertucci's Restaurant,a coffee shop,a medical office,and a hank. Both the coffee strop and bank include drive-through operations.The Site design includes new lights throughout the property as well as an outdoor patio adjacent to the coffee shop,the installation of an improved stormwater mitigation system, and improved landscaping.The parcels are located in the General Business zoning district.The lots will remain in separate ownership After a public hearing given on the above date, and upon a motion by T. Simons and 2nd by A. Preston to APPROVE the Site Plata Review and Parking special permits as amended,and based upon and subject to the following conditions.Vote was 5-0 in favor of the application. On Beh of the North dover Planning Board Eitan Goldberg,Chairman ATrM John Simons Aaae Logy Peter Boynton X Aaron Preston 7tos�aCk�s "ate Bargaesi 1 Bk 16872 Pg2 #12013 419 &435 Andover Street,149iap 24 Lot 32&39 Site Plan Review&Reduction in Parking Special Permit March 16, 2021 The Site flan Review Special Permit and Parking Special Permit applications were filed with the Planning Board on February 24,2021, The Public Hearing on the above referenced application was opened on March 16,2021 and closed by the North Andover Planning Board on.X,X,2021 On Nfarch 16, 2021, upon a motion made by 1. Simons and a second by A. Preston to APPROVE, as amended, a Site Plan Review Special Permit and Parking Special Permit to authorize the redevelopment of the properties located at 419 and 435 Andover Street.The redevelopment includes demolishing the existing Ethan Allen and the Bliss Spa and Salon building and constructing two smaller buildings with a total square footage of 10,852 SF to house new commercial tenants, Four businesses are proposed on the property: the existing Bertucci's Restaurant, a coffee shop, a medical office, and a bank. Both the coffee shop and bank include drive-thru operations.The Site design includes new lights throughout the property as well as an outdoor patio adjacent to the coffee shop,the installation of an improved stormwater mitigation system,and improved landscaping. The Project is located at 419 & 435 Andover Street, North Andover, Massachusetts, 01845, Assessors Map 24,Parcels 32&39 within General Business zoning district.Lot 32 has an area of 35,238 square feet and Lot 39 has an area of 81,424 square feet.The Special Permits were requested by Crosspoint Associates, Inc., 188 Needham Street, Suite 255,Newton,MA 02464. The Applicant submitted a complete application, which was noticed and reviewed in accordance with Article S,Part 3, including parking Special Permit under Article 8 kart 1, and Article 10 § 195-1.0.7 on the North Andover Zoning Bylaw and Massachusetts General Law Chapter 40A, Section 9. The motion to approve was subject to the p`.IIVDXNGS OF FACTS and SPECIAL CONDITIONS set forth in this decision, The Planning Board vote was 5-0, unanimous in favor, to grant the Site Plan Review and Parking Special Permits. A special permit issued by the special permit granting authority requires a vote of at least four members of a five-member board. The Applicant is hereby notified that should the Applicant disagree with this decision,the Applicant has the right, under MGL Chapter 40A, Section 17,to appeal to this decision within twenty days after the date this decision has been filed with the Town Clerk. The Planning Board makes the finding that the intent of the Bylaw,as well as its specific criteria are met. This decision specifically stated by the Planning Board makes the following FMINGS OF FACT: F31"INGS OF FACT l) The specific Site is an appropriate location for such a use,structure or condition.As the Site is zoned for retail,banks,places for any professional,artistic or mercantile activity and restaurant use. The restaurant use has been a longstanding use on the Site and the proposed uses are consistent with other rases in the area and with the General Business zoning district. The Site design compliments the surrounding uses and provides for sufficient traffic,curb cut and circulation improvements,as well as sufficient water, sewer and other utilities. 2) The use as developed will not adversely affect the neighborhood character. The Project provides appropriate building,landscaping and screening set back from the adjacent properties.The existing Ethan Allen and the Bliss Spa Salon building currently occupies 24,088 SF.The two buildings proposed to be constructed after this building is-demolished total 10,852 SF,which significantly reduces the building massing on Site,improving the aesthetics of the Site, preventing overcrowding,and ensuring adequate light and air. Neighboring properties are protected with the installation of improved landscaping and buffers_The development will not have a greater impact on the surrounding area resulting from higher noise,dust, smoke,or vibration levels than the current use.The character of the architectural style of the proposed new building will complement and is in keeping with the architectural style of existing buildings 2 I Bk 16872 Pg3 #12013 419 &435 Andover Stree4 Map 24 Lot 32&39 Site Plan Review&Reduction in Parking Special Permit March 1 6,2021, located along Rt. 125 and Rt. 114,as well as to the rear of the Site. In addition,the Applicant has submitted elevations of other ConvientMD locations, 3) The Project will fulfill a community need for the Route 114 coxnldor as it will provide additional retail,restaurant and other facilities which are important for the redevelopment of the corridor. From an economic standpoint, the Project will provide potential new employment opportunities for the area, 4) There will be no nuisance or serious hazard to vehicles or pedestrians, Driveways have been located to provide for the best available sight distance along Rt, 114 and Rt. 125. The proposal improves the on-site traffic patterns,and avoids unsafe conflicts between motor vehicles and pedestrian traffic.The proposed drive-thru design for both new buildings accommodates all vehicle queues completely within the property to avoid backups on the public roadways.The curb cuts have been minimized and relocated to improve traffic patterns, lessening traffic congestion. Site improvements have been designed to maximize oa-site and off-site safety.The Applicant has coordinated Site design with the project engineers for the MassDOT Rt. 114 Improvement flan. 5) According to the Traffic Study submitted by Vanasse Associates, Inc.dated October 2020: a. The proposed coffee shop,medical office space and drive-thru bank are expected to generate approximately 77 new vehicle trip(48 entering and 29 existing)during the weekday morning peak hour,approximately 87 new vehicle trips(40 entering and 41 existing)during the weekday evening peak hour and approximately 120 new vehicle trips(62 entering and 58 exiting during the Saturday midday peals. b. In comparison to the current use of the Project Site,if fully operational,the proposed redevelopment Project is projected to amount to approximately 1 to 2 new vehicle trips per minute during peak hours of roadway traffic. 4, Project-related traffic increases are not projected to result in a notable impact to area traffic operations as compared to.future No-Build conditions following the implementation of corridor improvements currently under design by MassDOT for the Route 114 corridor. d. The proposed coffee/donut shop restaurant with drive-thru has been adequately situated on Site and designed to ensure drive fhru queueing can be accommodated without adversely impacting on-Site circulation. 6) The proposed Project will provide atotal of 139 spaces where 159 spaces would be required in accordance with the Section 8.1(4)("Table of Off-street Parking"),Adjustments to parking requirements is appropriate given the varying peak demands of the various uses on the Site,and in conjunction with such adjustments,the parking at the Site will not cause detriment to the surrounding neighborhood since the proposed parking program for the Site will not increase traffic congestion or queuing or otherwise result in unsafe conflict of motor vehicle and pedestrian traffic, as further described in the Traffic Impact Assessment, 7) Approximately 30%of the proposed spaces are compact(soave of which are angled spaces);they do not meet the dimensional requirements of§ 195-8.5 Design Standards. These spaces are predominantly existing spaces for Bertucel's Restaurant, and will remain as they currently are. Six new spaces will be compact. The use of compact parking spaces allows the Applicant to provide additional parking spaces, Pursuant to § 195-8.8(D)(2),the Planning Board may modify the design requirements of the parking design provisions. 8) Additionally,pursuant to § 195-8.8(D)(5)Common Parking Areas and Multiple-Use Facilities, where there are multiple uses that require parking,the number of parking spaces ordinarily 3 Bk 16872 Pg4 #12013 419&435 Andover Street,Map 24 Lot 32&39 Site Plan Review&Reduction in Parking Special Permit March 16,2021 required may be reduced below the sum required for the separate uses provided that the hours, days, or peak parking or loading demands for the uses are so different that a lower total will provide adequately for all uses or activities served by the parking facility or loading bay, and that the location or the parking facility in relation to the uses proposed to be served by it is appropriate.The Project will involve parking for a combination of retail, bank,medical,and restaurant uses,which,will complement the residential neighborhoods adjacent to the Site,and the hours,days,or peak parking or Ioading demand for the commercial uses are so different that the proposed number of Project parking spaces will provide adequately for all uses or activities served by the parking facilities,anal the location of the parking facility in relation to the uses proposed to he served by it is appropriate. The proposed parking layout will not cause detriment to the surrounding neighborhood through increased traffic volumes,will not result in increased congestion or queuing since circulation will be enhanced through shared access to the Site, and the parking design will not result in any unsafe conflict of motor vehicle and pedestrian.traffic. 9) The Applicant has conducted a barking Demand Calculation with respect to the utilization of the proposed 139 parking spaces. The average peak demand will be 89 spaces(weekdays at noon), well below the provided 139 spaces, Saturdays at noon will have an average peak demand of 87 spaces,With a surplus of 50 spaces,the proposed development provides adequately for all uses, thus the Board grants a Parking Special Permit to modify the parking requirements pursuant to§ 195-8.8 Special Permits, 10)Adequate and appropriate facilities will be provided for the proper operation of the proposed use_ The Project is adequately and appropriately serviced by municipal water, sewer and other utilities that adequately address the needs of the Project. An improved,updated stormwater management system will be installed to address on-site drainage. Stormwater management facilities will provide adequate treatment of stormwater in accordance with applicable requirements. 11) The use is in harmony with the general purpose and intent of this Zoning Bylaw.The location of the proposed Project is ideally suited to add additional retail,restaurant and other uses allowed within the General Business Zortin;District to complement and build upon the future redevelopment of the Rt. 114 corridor in this area of North Andover. 12) The.Plan reflects extensive discussions with the Planning Board,Peer Review Consultants,the Planning Department,other Town Departments,and the Applicant with respect to Site design and stormwater management. 13) On October 24,2020 the Applicant Bled a Site Play.Review Special Permit and Parking Special Permit application that were substantially the same as the application referenced above. The applications were full reviewed by Town departments and the Town's peer reviewer for civil,traffic and stormwater management design. The Applicant requested to withdraw the applications without prejudice at the February 2,2021 Plaw--ing Board meeting. Upon a motion and a second,the request was unaoitnously approved by the Planning Board.. 14) One notable change in the application filed on February 24,2021 (referred to above)is that the 419 Andover Street and 435 Andover Street will remain separate and distinct parcels,not combined.into one parcel as previously proposed. 15) Given that the previous application,which was subsequently withdraw without prejudice was fully vetted with Town Departments and the Town's peer reviewers and remains 4 Bk 16872 Pg5 #12013 E I 1 Bk 16872 Pg6 #12013 419 &435 Andover Street,Map 24 Lot 32&39 Site Plan Review&Reduction in parking Special Permit March 16, 2021 materially the same,the previous review comments are carried forward to this application and included by reference. 16) The stornnwater management is designed in accordance with the Town Bylaw requirements and Best Management Engineering and practices, and the most recent version of'the,MA DEP Stormwater Handbook,and the Plan reflects extensive discussions and review by the Town's outside consultant engineer,Horsley Witten Group.The overall Site,including the parking areas, has been designed to drain to deep-sunup,hooded catch basins. The catch basins will capture and convey storrnwater runoff,via an underground pipe system,to a proposed infiltration basin. During extreme storm events,the infiltration basin overflows via an outlet control structure to a proposed perforated pipe infiltration trench along the westerly property line,which will act as a level spreader to sheet flow excess runoff to the abutting property and parking lot,as it does -under existing conditions. Pretreatment of stormwater rnnoffwill be provided by a combination of deepOsurnp,hooded catch basins and proprietary treatment units prior to discharge into the proposed infiltration basins.Rooftop runoff has been designed to flow to the basins as well. There were extensive discussions between the Town's outside consultant engineer and the Project Engineer related to the overall design and Stormwater Operations&Maintenance Plan. (See correspondence from.Horsley Witten Group dated November 10,2020,December 17,2020 and December 22, 2020;and Kohler response comment dated December 8,2020,and December 21, 2020). 17) The Plan reflects extensive discussion and review with TEC,Inc.,the Town's civil and traffic peer review consultant and meets the requirements of the Town for Site Plan Review as stated in § 195-Article 8,.fart 3 Site Plan Review of the Zoning Bylaw. (See memos dated November 23, 2020 and December 14,2020;and Vanasse Associates,inc.response comments dated December 9,2020 and December 28,2020). Regarding TEC correspondence dated December, 14,2020 the Board found that they are satisfied with the development as proposed as it relates to Conditions ##7,0,412,and##13. In regards to Condition#11,the final Plan set has addresses the minor error noted. In regards to Condition 414,The Building Commissioner has confirmed he has not received any complaints regarding existing conditions of Bertucci's ADA spaces and that the Site complies with the amount ofADA,parking(see email correspondence dated January 6,2021). 18)The Town Engineer,John Borgesi,has reviewed the Project and there are no outstanding issues (See email dated December 3,2020). 19) The North Andover Police Department has reviewed the Project and there are no outstanding issues(See email correspondence dated November 6,2020 and Pebruary 24,2021). 20)The Health Department has reviewed the project and has no outstanding concerns(See email correspondence dated November 3,2020 and February 24,2021),The Conservation Department has reviewed the Project and has no outstanding concerns(See email correspondence dated October 24,2020 and February 24,2021),and the Building Department has reviewed the Project and has no outstanding concerns(See email correspondence dated November 5,2020,January 6 and 13,2 02 1, and February 25,2021). 21) The North Andover Fire Department has reviewed the Project and has confirmed that all comments have been satisfactorily addressed(see email correspondence from Lt.M.Beirne dated October 26 and November 23, 2020 and the response memo from Bohler dated November 19, 2020). 5 j 1 Bk 16872 Pg7 #12013 419&435 Andover Sheet,Map 24 Lot 32 &39 Site Plan Review&Xeductiou in Parking Special Permit March 16,2021 22)DPW Operations has reviewed the Project and has confirmed that all comments have been satisfactorily addressed(see mail correspondence from T, Willett dated October 27 and November 24,2020 and the response memo from Bohler dated November 19,2020). 23)The 2 lots have been held in separate ownership and are,pre-existing non-conforming lots as to parking.Each lot has sufficient frontage,lot area and the proposed now buildings meet current zoning setbacks-the Bertucci building is a pre-existing non-conforming building as it does not meet the current zoning. 24) The Applicant has requested and the Planning Board has approved the Applicant utilizing the Project engineer,Bohler Engineering, to conduct the required construction monitoring service. The Planning Board found that as a result of. (1)the Project not being proximate to wetlands;(ii) the location of the,Project is in a highly visible area;and(iii) the limited scale of the proposal an independent monitor does not need to be mandated, 25) The.Project will require a National Pollutant Discharge Elimination System(NPDES) Construction General Permit(CGP)to be filed with and obtained£torn.the United States Environmental Protection Agency, 26) The Massachusetts Department of Transportations(MassDOT)Highway Division is granted authority to issue State Highway,Access Permits and Non-vehicular Access Permits by M.G.L. Chapter 91, Sec, 21 and 720 CMR 13.00 for any work related to State Route 125 which is a state jurisdictional highway. Finally the Planning Board finds that this project generally complies with the Town of North Andover Zoning Bylaw requirements as listed in Article 8,Part 3, including Parking Special Permit under Article 8 Part 1, and Article 10 § 195-10.7 on the North Andover Zoning Bylaw but requires conditions in order to be fully in compliance. The Planning Board hereby grants an approval to the Applicant provided the following CONDITIONS are met: PERMU DEFINITIONS 27) The "Locus" or"Site"refers to the 81,426 SF parcel or land and the 35,560 SF parcel of land as shown on a portion of Assessors Map 24, Parcels 39 and 32 respectively, and also known(aWa) as 419 Andover Street and 435 Andover Street,North Andover,Massachusetts. 28) The"Plans"refer to the plans prepared by l3ohler Engineering,dated October 22,2020 and revised December 8,2020,December 21,2020, and March 5,2021 consisting of Sheets C-101,C_102,C- 201, C„301, C-401, C-501, C601, C-602, L-100, L-101, L--200, C-901, C-902, C-903, C--904, C- 905 and 1 of 1, titled "Proposed Site Plan Documents for Crosspoint proposed Site plan Development Location of Site: 419&435 Andover Street Essex County Town of North Andover, Massachusetts Map 24,Lots 32&39". 29) The"Project"refers to the redevelopment ofthe properties located at 419 and 435 Andover Street by demolishing the existing Ethan Allen and the Bliss Spa and Salon building and constructing two smaller buildings with a total square footage of 10,852 SF to house new commercial tenants.Four businesses are proposed on the property: the existing Bertucei's Restaurant,a coffee shop,a medical office, and a bank. Both the coffee shop and bank include drive-tlaru operations. The Site design includes new lights throughout the property as well as an outdoor patio adjacent to-the coffee shop,the installation of an improved stormwater mitigation system,and improved landscaping.. The Project is located within the General Business Zoning District. 6 Bk 16872 Pg8 #12013 419&435 Andover Street,Map 24 Lot 32 &39 Site Plan Review&Reduction in Parking Special Permit March 16, 2021 30) The "Applicant" refers to Crosspoint Associates, Inc,, 188 Needham Street, suite 255, Newton, MA 02464,the Applicant for the Special Permits,its successors and assigns, 31) The"Project Owner"refers to the person or entity holding the fee interest to the title to either of the lots from time to time,which can include but is riot limited to the Applicant,developer,and owner, SPECIAL CONDITIONS 32) Any information required and submitted to any agency of the Commonwealth,shall be xIed with the planning Department. 33) The Applicant shall continue to work with MasSDOT to coordinate the Site redevelopment design with MassDOT's improvements to both Rt. 114 and Rt. 125. 34) The Applicant must meet all Massachusetts Department of Transportation(MassDOT) regulations concerning traffic signalization and roadway improvements to Rt. 114, 35) The Applicant shall inform the PIanning Department if tho Project meets or exceeds any of the Massachusetts Environmental Policy Act(MRPA)review thresholds listed in 301 CMR 11,03 and if a MEPA filing is required the Applicant shall provide a copy of the filing to the planning Department. 36) The Applicant must supply a copy of the approved MassDOT permits necessary for access and construction of the Site to the Planning Department.In the event the MassDOT requires a material change(as deemed by the Planning Director)to the access/egress or other details depicted on the Plans the Applicant shall submit revised plans to be reviewed by the Board in accordance with the process described in § 195-8.17(Revisions to Approved Site Plan). 37) Transportation Dernand Management: The followi rig measures shall be implemented as part of the Project in an effort to reduce the overall number of automobile trips to and from the Project Site and to promote the use of alternative modes of transportation, a) Designation of a Transportation Coordinator within.the Project to encourage the use of alternative modes of travel to single occupancy vehicles; b) Bicycle racks shall be places in a convenient area of the Project to promote the use of bicycles by employees and patrons of the project. c) Posting of transit maps and schedules in conspicuous locations within the Project to promote the use of area transit services by employees of the Project. d) Construct all crosswalks and sidewalks proposed as part of the Project to adhere to Americans with Disabilities Act(ADA)guidelines; e) The Applicant will encourage tenants to offer alternative work schedules to all employees as well as staggered work shifts where appropriates to reduce peak period traffic volumes.It is noted that commexcial employees typically work with staggered shifts that are not coincident with typical commuter travel times, 3 S)All utilities shall be installed underground and if final locations of appurtenant equipment to these utilities(e.g. transformer pads)materially impact the design the Applicant and/dr Project Omer shall provide such details of such modification to the Board for review. 39) All plans for new buildings must meet Americans with Disabilities Act(ADA)and Architectural Access Board(AAB)requirements. 7 i Bk 16872 Pg9 #12013 419& 435 Andover Street,Map 24 Lot 32&39 Site plan Review&Reduction in Parking Special Permit it March 16,2021 40)All stormwater management best practices shall be maintained as specified in the approved Stormwater Operations and 1vlaintenance,Plan i 41) Deeply rooted trees and shrubs shall not be planted over subsurface infiltration systems and landscape areas designated as snow storage locations shall be planted accordingly. 42)All dumpster Iocations are shown on the Plans and the dumpsters shall be screened with fencing and plantings as shown on the plan.Any changes shall be reviewed with the Planning Director, 43) The Applicant or tenants shall not place banners or other like signs on any structure or erect structures to hold such advertising devices unless otherwise approved by a Town Board. 44) The Applicant shall conduct a Drive-Through Lane Monitoring for the proposed Starbucks program once a year for a two year period beginning approximately one year after the Certificate of Occupancy is issued for Starbucks. The traffic monitoring should focus on the queuing association with the drive-through operation;including,but not lim.itedto,average length of queue,peak length of queue,any negative impacts to interior circulation and/or Rt. 125(Andover Street). Results shall be compared to the projected traffic ana(ysis. The monitoring program shall include weekday morning, weekday evening and Saturday daily counts at the Site driveways at a time that is not during a holiday week or a time that school is not in session.The results of the monitoring analysis shall be submitted to the Planning Board along with any suggested mitigation strategies, if applicable. 45)Any revisions to the approved Plans shall be submitted to the Town Planner for review.If these revisions are deemed substantial,the developer must submit revised plans to the Planning Board for approval, all of which is in accordance with§ 195-8.17(Revisions to Approved Site Plan). PRIOR TO `](`HE ENDORSEMENT OF THE PLANS 46) Applicant shall submit draft documentation concerning a declaration of cross-easements, restrictions and covenants,or equivalent, between the 419 Andover Street(Map 24,Lot 39)and 435 Andover Street(Map 24,Lot 32)which shall identify obligations for construction, maintenance, stormwater management and other requirements for access/egress driveways, sidewalks,parking spaces,common area maintenance areas,, and landscaping to the Planning Department,DPW and Town Counsel for review and approval. PRIOR TO THE COAIMNCEMENT OF SITE WORK OR DEMOLITION PERMXT 47) An Illicit Discharge Compliance Statement shall be signed by the Project Owners and a copy shall be submitted to the Planning Department. 48) The Storrn.water Operations Plan&Maintenance Plan(0&M Plan) shall either be signed by the Project Owners or referenced in the Reciprocal Easement Agreement and Declaration of Restrictions, at the option of the Applicant and a copy shall be submitted to the Planning Department, 49) Twenty four hour emergency contact information and Owner's information shall be posted in/on the construction trailer/lobby/common area. PRIOR TO ISSUANCE Or BUKDING PERMIT OR CONSTRUCTION (OTHER THAN SITE WORK OROEMOLITION) 50) Two (2) copies of the signed, recorded decision with Plans attached must be delivered to the Planning Department. 8 Bk 16872 Pg10 #12013 419&435 Andover Street,Map 24 Lot 32&39 Site Plan Review&Reduction in Parking Special Permit Match 16, 2021 51) The Applicant and/or Project Owner shall submit to the Planning Deptment two copies of the approved declaration of cross-easements,restrictions and covenants,or equivalent,between the 419 Andover Street(Map 24,Lot 39)and 435 Andover Street(Map 24,Lot 32)referenced in conditions 45 which has been recorded with the Northern Essex Registry of Deeds. 52)Per Horsley Witten Group Comment 3.b of memorandum dated December 17,2020,the Applicant has provided supporting information including a Geotechnical Report with soil borings at the location of the infiltration chamber.The information:from the boring and the proposed grading of this area should provide enough separation from the bottom of the system and the seasonal high groundwater table. The Applicant shall conduct an additional test pit within the footprint of the infiltration system to confirm the appropriate separation. Per Horsley Witten Group Comment 3.a of memorandum dated December 17,2020,an additional test pit shall be conducted within the footprint of the Subsurface Detention System to confirm that the proposed system will have at a minimum 2.0 feet of separation to groundwater as required for recharge. 53)In consultation with the Director of Planning,the Applicant shall contract with Bohler Engineering as a Construction Monitor. The monitor shall read,sign, and return to the Planning Director the Letter of Agreement. The Construction Monitor must be available upon four(4)hours' notice to inspect the site with the Planning Board designated official. The monitor shall make at least twice monthly inspections of the Project during active site work phases,provide monthly reports to the Planning Department throughout the duration of the Project,and detail any areas ofnon-compliance and corrective actions. In the event that construction shall cease the Applicant shall notify the Planning Department and reporting shall not be required until the Applicant notifies the planning Department that construction has commenced.Additionally,the monitor shall assist Town Staff in overseeing the implementation and updating of the SWPPP throughout the development process. 54)A construction schedule shall be submitted to the Planning Staff for the purpose of tracking the construction and informing the public of anticipated activities on the Site. Construction of the Project will require sequencing and will require erosion and sediment controls inspections by the Planning Department periodically.Additional and alternative measures may be required depending on actual field conditions. 55)A bond in the amount of thirty thousand dollars ($30,000.00) shall be,posted for the purpose of insuring that the Site is constructed in accordance with the approved Plan and that a final as-built plan is provided, showing the location of all on-site structures(Site utilities, structures, curb cuts, parking spaces and drainage facilities, including invert elevations of all stormwater structures). This bond shall be in a form acceptable by state statute and may be a surely bond. 56)A copy of all local, state and federal permits required for the Project, other than the MassDOT permits referenced in condition#66,must be submitted to the Planning Department. 57)All stormwater management best practices shall be maintained as specified in the approved Storinwater Operations and Maintenance Plan. 58) All applicable erosion control measures must be in place and reviewed and approved by the Planning Department. 59) The Project will be subject to the US EPA NPDES Construction General Permit(CGP)requirements and require a Storm Water Pollution Prevention Plan(SWPPP). A copy of the CGP and SWPPP shall be submitted to the Planning Department.In addition to erosion control measures,the construction sequencing plan/SWPPP shall address when in the development process the various 9 I Bk 16872 Pg11 #12013 419 &435 Andover Streeta Map 24 hot 32 &39 Site Flan Review&Reduction in Parking Special Permit i March 16, 2021 Iong term stormwater 13Ws will be brought on-line and how stormwater flows from the Site can or will be managed.-in the interim. a 60)A pre-construction meeting must be held with the Applicant, developer, Planning Department, Construction Monitor,and Environmental Monitor. 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. 1 DURING CONSTRUCTION 61) Dust mitigation must be performed weekly,or more frequently as directed by the Planning Director, throughout the construction process. 62)In an effort to reduce noise levels,the developer shall keep in optimum working order,through reb jar maintenance,any and all equipment that shall ernanate sounds from the structures or Site, 63) 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 and fenced off to minimize any dust problems that may occur with adjacent properties, 64) It shall be the responsibility of the developer to assure that no erosion from the construction Site shall occur which will cause deposition of soil or sediment upon adjacent properties or public ways,except as nonnally ancillary to ofF site construction. Off-site erosion will be a basis for the Planning Board making a finding that the Project is not in compliance with the plan; provided, however, that the Planning Board shall give the developer written notice of any such finding and seven days to cure said condition. PRIOR TO A,CERTIFICATE OF OCCUPANcy FOR EACH)BUILDING 65) The Applicant may seek Certificate of Occupancies for each building as the work is completed that relates to the spccific building, 66) The Applicant must supply a copy of the approved MassDOT permits necessary for access and construction of the Site to the Planning Department. 67) The Applicant must submit a letter from the architect and engineer of Project stating that the building,landscaping,lighting and Site layout as it relates to the building a Certificate of Occupancy is sought substantially comply with the plans referenced at the end of this decision as endorsed by the Planning Board and that the stormwater management structures are functioning as designed. Alternatively,prior to the issuance of the last Certificate of Occupancy,the Applicant and/or Project Owner may provide a bound,determined by the Planning Board,to rover the full amount of the landscaping materials and installation if weather conditions do not permit the completion of the landscaping prior to the use of the building, 68) The Applicant must submit a letter from the engineer certifying that the lighting provided meets minimum Illuminating Engineering Society(JES)standards. 69).All stormwater structures shall be cleaned,in accordance with the approved Stormwater Operation &Maintenance Plan. 70)All proposed signage shall conform to tho signage regulations contained within the North Andover .Zoning Bylaw, Section 6, unless a Variance is issued by the North Andover Zoning Board of Appeals. 10 Bk 16872 Pg12 #12013 419 &435 Andover Street,Map 24 Lot 32&39 Site Plan review&Reduction in Parking Special Permit March 16, 2021 PRIOR TO 7CU l'NA)LRE'LEASA Or' ALL SFCIJRrrYAND ESCRO WFD FUNDS 71)The Planning Staff shall review the Site, Any screening as may be reasonably required by the Planning Staffwill be added at the Project Owner's expense. 72)A final as-built plan showing,final topography,the location of all on-site utilities,structures,curb cuts,parking spaces and drainage facilities,including invert elevations of aII stormwater structures, must be submitted to the Planning Department.Any variance to the Plan shall be specified in memo format. The as-built must be provided in paper form as well as in SDP (Standard .Digital Pile) format, 73) The Planning Board must by a majority vote ivake a finding that the Site is in substantial conformance with the approved plan. GE,NE, E2AL CONDITIONS 74)Any plants,tree,shrubs, or fencing that have been incorporated into the Landscape Plan approved in this decision that die or fall into disrepair must be replaced by the Project Owner in perpetuity. 75) The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation. 76) Oas, Telephone, Cable and Electric utilities shall be installed underground as specified by the respective utility companies,except for transformers, equipment or so-called"green utility boxes" as may be required by the utility companies. 77) The hours for construction shall be limited to between 7:00 a.m. and 5:00 p,m. Monday through Friday and between 8:00 a.m.and 5:00 p.m.on Saturday. 78)No open burning shall be done except as is permitted during burning season under the Fire Department regulations. 79) The Project Owner shall apply to the Board of Health for the appropriate dumpswr permit. 80) 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. 81)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. 82).Any revisions shall be submitted to the Town.Planner for review. If these revisions are deemed substantial,the developer must submit revised plans to the Planning Board for approval using the process outlined in§195-8,17(Revisions to Approved Site Plan)of the Zoning Bylaw. 83)Pursuant to the North Andover Zoning Bylaw Section 195-10.7(3)this Site.Plan Review Special Permit shall be deemed to have lapsed after March 16,2023 (two years frorir the date the permit is granted), exclusive of the time required to pursue or await determination of any appeals,unless substantial use or construction has commenced within said two-year period or for good cause as determined by the Planning Board. 84)The fallowing information shall be deemed part of the decision: 11 r Bk 16872 Pg13 #12013 419 &435 Andover Street,Map 24 Lot 32& 39 Site Plan Review&Reduction in Parking Special permit March 16,2021 Plan titled: Proposed Site Plan Documents for Crosspoint proposed Site Plan Development Location of Site: 419 & 435 Andover Street Essex. County Town of North Andover,Massachusetts Map 24,Lots 32&39 Prepared for. Crosspoint Associates,Inc. 188 Needham Street,Suite 255 Newton,MA 02464 Prepared.by: Bohler Engineering 45 Franklin Street 5'Floor Boston,MA 02110 Scale: Date: October 22, 2020,Revised December 8, 2020, December 21, 2020, and Marcie 5, 2021 Sheets: C-101,C-102, C-201,C-301, C-401,C-501,C601, C-602,L-100,L-101,L-200, C- 901,C-902,C-903,C-904,C-905 and 1 of 1 Stormwater Management Report Prepared:by: Bohler Engineering 45 Franklin Street,5"Noor Boston,MA 02110 Prepared for: Crosspoint:Associates,luo. 188 Needham Street,Suite 255 Newton,MA 02464 Dated: October 22,2020 Stormwater Operation and Haintenance Plan Prepared by: Bohler Engineering Prepared for: Crosspoint Associates,Inc. Dated: October 22,2020 Elevations Prepared by: Phase Zero Design(130diDg A) Dated: November 20,2020 Prepared by: Philadelphia Sign(Building B) Dated: November 17,2020 Transportation Impact Assessment Prepared by: Vanasse&Associates,lne. Prepared for. Crosspoint Associates,Inc. Dated: October 2020 co: Engineer Attorney Applicant Abutters Town Clerk 12 i 3 PROPOSED SME PLAN f]OCUIY.ENTS ' --FOR 'T g -Cro s sp ointIm PROROSED SITE PLAN DEVELOPMENT LOCATION OF SITE; 4?4&435 ANDOVER STRPET FSSEY COUNTY TOWN NAP 24.LOTS 32&3S '��• FERPMr SET IIRAiri209REET'fNIItx ggll Y if O 'Rl waeunrtsam c,m PROP _ PBFd SITE PLAN oOC(AI}[J,R+• �4:` i= r ��s'~ Y IS' eaeme�,uasmra ccartrp�Jw, ran cRowpo " ter' �y r7� . .S►fLE •:(i U�.a�rwmwe � �°m"°a�uawo° BOHLEP,// _ y.�� '13aw •st�� wrwe 7JHfi8 f4tJu QZEWAP .. �wou°6Y` ,w wiv,;r s 'rHw PRBFAIWO DY CaVEsurE ' BOHLERI veva�a.vanor Li N O N nyrax.+W.NfYMW , In wninaw W yn'•�xawns�■ ! � �C� t' �i 4 y�� x �K ���� a Mf ��� f � 4 �N Yj � ', 08 s i l � �36r 1 apA , � x 9t wx� r ! � f qp � �q•�o ! .E � ! �� � � ! ! 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