Loading...
HomeMy WebLinkAbout2015-12-17 Decision SPR i TOWN OF NORTH ANDOVER PLANNING BOARD o " Community Development Division % `, ' r M `!EQ �'qs,.o •°sty 1600 Osgood Street S""usE North Andover,MA 0184518 PH !: 06 NOTICE OF DECISION ilil � SITE PLAN REVIEW SPECIAL PERNUT NORTH 1t bVE"i TTS Pursuant to Chapter 40.4, Section 17 of the Massachusetts General Laws, appeals from-the decision must he filed in the office of the Town Clerk within twenty(20)days of the date the decision was f led with the Town Clerk. Date of Decision: February 17,2015 Date(s)of Hearing(s): 12/16/2014;February 3,2015,February 17,2015 Date of Filing: 11/14/2014 Applieant(s): Muffin Realty Trust 35IWillow Street South Property Owner(s): Muffin Realty Trust Premises Affected: 351 Willow Street South. North Andover,MA 01845 Assessors Map 25;Lot 76(North Andover);Map 5,Parcel 1 (Andover) The above application for a Site Plan.Review Special Permit is in accordance with the requirements of the North Andover Zoning Bylaw, Section 8.3 and 10.3, and Massachusetts General Law Chapter 40A, Section 4• This application is to allow for construction of an 11,168 SF building addition, construction of anew parking area, construction of a new stormwater management system, partial removal of an existing berm built at the rear of the building, and to allow for a 35% reduction in the required parking spaces for the facility. The site is located within the Industrial I(North Andover) and Single Residence C (Andover) zoning districts. After a public hearing held on the above dates, and upon a motion by L. Rudnicki, seconded by D. Kellogg, the Planning Board Approves the Site Plan. Review Special Permit and Reduction in Parking Special Permit as amended and with conditions.A vote of 5-0 was made in Favor of the application. 'rhis is to certify that twenty(20)days � have elapsed from datg of dectslon,filed without filing of an Baal. Date Yi � '� On beh of the North And ver Planning Board Joyce A,Sradsh&w 'own Clerk John Simons,Chair David Kellogg Lora McSherry Lynn Rudnicki Peter Boynton,Associate A ST Uwu(a rk The Planning Board herein APPROVES/DENIES the Site Plan Review Special Permit and Reduction in Parking Special Permit for the construction of an 11,168 SF building addition,construction of a new parking area, construction of a new stormwater management system,partial removal of an existing berm built at the rear of the building, and to allow for a 3 5%reduction in the required parking spaces for the facility. The Planning Board makes the following findings as required by the North Andover Zoning Bylaw, Section 10.3, FINDINGS OF FACT 1) The specific site is an appropriate location for such a use, structure, or condition. 2) The use as developed will not adversely affect the neighborhood, 3) There will be no nuisance or serious hazard to vehicles or pedestrians. 4) Adequate and appropriate facilities will be provided for the proper operation of the proposed use. 5) The Planning Board makes a specific finding that the use is in harmony with the general purpose and intent of the North Andover Zoning Bylaw. 6) The proposed project is a result of discussions with the Planning Board,Planning Staff and outside consultants with respect to parking, site design, grading, landscaping, and stormwater management. 7) Bake'N Joy has occupied this building from its inception since 1987+/-. Since that time the company has transformed from a manufacturer and distributor facility in North Andover to a manufacturer only facility in North Andover. Distribution has been moved to their facility in Ayer, Ma. 8) The berm at the rear of the building was constructed to minimize the noise impacts of running reefers at night. The company does not and has not had to run reefers at night in order to store frozen products for a long time.The applicant will remove only the section of berm where the new parking lot will be constructed. The remaining berm will be enhanced with the addition of a 6 foot stockade fence. 9) Based on the proposed addition and interior changes to the uses within the facility,the required parking spaces per the Zoning Bylaw are 214 spaces. A 35%reduction in parking spaces results in a required number of spaces of 140,with 142 being proposed. The current day shift operates with 90 employees and the night shift operates with 50 employees. 10)The site drainage system and stormwater management design are 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 has been reviewed by the outside consulting engineer,Lisa Eggleston. See letter from L.Eggleston dated December 8,2014 and email dated January 28, 2015.and the response to Eggleston Environmental letter dated January 20, 2015 from John M Morin,P.E., The Morin-Cameron Group, Inc. 11)As required, the applicant has provided a Long Term Pollution Prevention Plan and a Construction Period Pollution Prevention Plan. Site Plan Review Special Permit 351 Willow Street—Bake'N Joy Page 2 of 6 February 3,2014 Finally,the Planning Board finds that this project generally complies with the Town of North Andover Zoning Bylaw requirements as listed in Section 8.3, but requires conditions in order to be fully compliant. The Planning Board hereby grants an approval to the Applicant, provided the following special conditions are met PERMIT DEFINITIONS 1) The "Locus" refers to the approximately 8.7 acre parcel at 351 Willow Street South, referenced on Assessor's Map 25, Parcel 76(North Andover), Map 5,Parcel 1 (Andover). 2) The "Plans" refer to the plans entitled "Site Plan of Land 351 Willow Street South North Andover, Massachusetts", prepared by The Morin-Cameron Group, Inc,, dated November 12, 2014 and revised January 19, 2015. 3) The "Project" refers to the construction of an 11,168 SF building addition, construction of a new parking area, construction of a new stormwater management system, partial removal of an existing berm built at the rear of the building, and to allow for a 3 5%reduction in the required parking spaces for the facility. 4) The"Applicant"refers to Muffin Realty Trust,the applicant for the Site Plan Review Special Permit. 5) The "Project Owner" refers to the person or entity holding the fee interest to the title to the Locus, which can include but is not limited to the Applicant, developer, and/or owner. SPECIAL CONDITIONS Upon reaching the above findings,the Planning Board approves this Site Plan Review Special Permit and Reduction in Parking Special Permit with the following conditions: PRIOR TO ISSUANCE OF A BUILDING PERMIT 1) The Plans and this Notice of Decision must be recorded at the Essex North Registry of Deeds.Two (2)copies of the signed and recorded Plans and Notice of Decision must be delivered to the Planning Department. 2) A Performance Guarantee bond in the amount of$10,000 shall be posted for the purposes of ensuring that the site is constructed in accordance with the approved plans and that a final as-built plan is provided. PRIOR TO THE START OF CONSTRUCTION 3) In consultation with the Town Planner,the Applicant shall designate an independent construction monitor. The monitor shall read, sign, and return to the Town Planner the Letter of Agreement for Independent Monitors.The monitor shall make weekly inspections of the project,provide monthly reports to the Planning Department, and detail any areas of non-compliance and corrective actions. The monitor will also provide reports following heavy rain events.The monitor must also be available upon notice to inspect the site accompanying a Planning Department designated official. Site Plan Review Special Permit 351 Willow Street—Bake'N Joy Page of 6 February 3,2014 4) A construction schedule shall be submitted to the Planning Department for the purposes of tracking major milestones and general construction. 5) A pro-construction meeting must be held with the Applicant,contractors,Planning Department, and any other applicable representatives to discuss scheduling of inspections,points of contact,and major milestones. At this same meeting,the activities for Special Conditions 6 and 7 below may also be conducted. 6) Yellow"Caution"tape must be placed along the limit of clearing and grading as shown on the Plan. The Planning Department must be contacted prior to any initial cutting and/or clearing on-site. Existing trees that will remain in the landscaped area are to be marked. 7) All applicable erosion control measures must be in place,reviewed, and approved by the Planning Department. DURING CONSTRUCTION 8) Any stockpiling of materials must be maintained using all relevant Best Management Practices (BMPs) including covering of loose stockpiles and/or implementing dust mitigation measures. 9) It shall be the responsibility of the Applicant to ensure that no erosion from the site of construction shall occur which will cause the deposition of soil or sediment upon adjacent properties or public ways, except as normally ancillary to off-site sewer or other off-site construction. Off-site erosion will be a basis for the Planning Board to make a finding that the project is not in compliance with the Special Permit, and the board shall give the developer written notice of any such finding and provide ten(10)days to implement corrective actions. 10) In an effort to reduce noise levels,the developer shall keep in optimum working order,through regular maintenance,any and all equipment that shall emanate sounds from the construction site. 11) Hours of construction are limited from 7:00am to 5:00pm Monday through Friday,and from 8:00am to 5:00pm on Saturdays. PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY 12) The applicant must submit a letter from the architect or/and engineer of the project stating that the building and site layout comply with the approved Plans.Alternatively, the applicant and/or property owner may provide a bond,determined by the Planning Board,to cover 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. 13) All slopes must be stabilized with regard to erosion and safety. 14) The lot must be raked, loamed, and seeded, sodded, or mulched. 15) The Planning Board reserves the right to review the site after construction is complete and require additional site screening as it deems necessary and reasonable. Site Plan Review Special Permit 351 Willow Street—Bake'N.Toy Page 4 of 6 February 3,2014 16)All stormwater structures shall be cleaned in accordance with the approved Stormwater Operation& Maintenance Plan. PRIOR TO THE RELEASE OF SECURITY AND/OR ESCROWED FUNDS 17) Approximately one year after the issuance of the Certificate of Occupancy the applicant must submit to the Planning Department evidence of parking space occupancy rates over a three day period for both the day shift and night shift. The occupancy rate study is to be conducted by an independent monitoring consultant.The monitor shall read, sign,and return to the Town Planner the Letter of Agreement for Independent Monitors. If during the monitoring period, in the opinion of the Planning Board, based on data in the reports,the approved plan does not allow a sufficient amount of parking spaces,the Planning Board may require a modification to the Special Permit. 18) Approximately one year after the issuance of the Certificate of Occupancy the applicant must submit evidence that usage of the newly constructed parking area has not created any hazardous impact on traffic utilizing Route 125 (i.e.headlights do not impact drivers on Rt. 125). 19) A final set of as-built plans showing final topography, location of utilities, structures, curb cuts, parking spaces, drainage facilities,and easements must be submitted to the Planning Department for on-site verification.Plans shall show all relevant site elements including, but not limited to, stormwater infrastructure, landscaping,building footprints, impervious and pervious surface area, sewer and water connections, and other pertinent site features. One full size paper copy and one electronic copy(TIFF format)shall be submitted to the Planning Department. If over one(1)year has elapsed from the issuance of the Certificate of Occupancy, the applicant must submit a second letter (see Condition 12)from the architect and/or engineer verifying that the on-site conditions still comply with the approved Plans, 20) The Planning Board must, by a majority vote, make a finding that the site is in conformance with the approved Plans. 21) The Town Planner shall verify whether construction was in compliance with all respective approved plans and conditions set by the Conservation Commission,Board of Health,Zoning Board of Appeals,and Division of Public Works and report to the Planning Board. GENERAL CONDITIONS 22) The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation. 23) Gas,telephone, cable, and electric utilities shall be installed underground as specified by the respective utility company. 24) 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. 25) Any action by a Town Board, Commission, or Department which requires a change in the plan or design of this proposal as presented to the Planning Board may require the Applicant to return to the Planning Board to modify this Site Plan Review Special Permit, as deemed necessary by the Town Planner. Site Plan Review Special Permit 351 Willow Street—Bake'N Joy Page 5 of 6 February 3,2014 26) This Site Plan Review Special Permit and Reduction in Parking Special Permit shall be deemed to have lapsed after February 17, 2017(two years from 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. 27) The following shall be deemed part of this decision: PLANS: Site Plan of Land 351 Willow Street South North Andover,Massachusetts PLAN SHEETS: 1-4 PREPARED FOR: Muffin Realty Trust 3 51 Willow Street South North Andover,Ma 01845 PREPARED BY: The Morin--Cameron Group,Inc. 447 Boston Street,US Route 1 Topsfield,Ma 01983 DATE: November 12, 2014;Revised January 19,2015 CONSTRUCTION PERIOD POLLUTION PREVENTION PLAN DATE: November 12,2014,Revised January 19,2015 Long Term Pollution Prevention Plan Date: November 12, 2014,Revised January 19, 2015 Site Plan Review Special Permit 351 Willow Street—Bake'N Joy Page 6 of 6 February 3,2014 i.a..La6L.... a n �ea - - - w.Va ax ulml•n+ameu>n x. - rre¢M raM.e.. t Fa Im ewm . - YMewr Pat n aaw .y Y (Vpdnpaell WmWb.h/ppyYcolr} N � .,^•y at'�AFf Cmt6nNN°0�IY { Y'✓ c '\ Lot Area 38O,2o6 SF. \ 6T �pe� t b4tivaer $,73 Acra9 Vf; . •\. r�� q°I„° Floor Am RoUa rxrna ewbk l .ytp om. fl1 ` •.,`\�.;`` r namneaa,ar,.t0.mEq to ` nareo,amx Lot CLvnrt:ga= ` -sdaeo n U . "'g - �� -� •.Njfnta r n..M r<a6 w '>� 2S6T. �e4• Y t \ Or fw7.msr- r yp r c�Ywb tmeawia �� xry /��/-..y�I1I f i\` - r•. ```` ��, '�l MI - - ♦ r (. Mmlw [hrMrnl \ � �x �W ,! §�B I � `t�� '\ � � lye �:' sff • a mr:n"ss'� d W S l�M.r\may` � I� S. \ �`y'iNAx r •�lnse� 'e.Ai f T '�.�Ns MfSi•1'Q � - - ¢ �° I le4a � �,�� \ Yea 4� '6�•".d '�a 7'_ - I� �} y � i �`i` >seS rh/-- unaM>�e�"4 `'ci.m°'.\� +prT :"•••� _ .""`��'` "` � �Ft r r i / Llet6d. I i �. \` � ...`�-rx� `�3tx-.=�,,,xv "^•i�,_.�!/' � _ae--ma rmu. y i ��•7,'"1 Ink"Uk'0rwun pA Plop Fm h aw. L2 l b ti RRR i n ,y^ iii.iurl E ". M In,ism 3 PW&rt of a 1w RWam buffer Zan . �IH IIIl ryrylfll! ��� eOft8oa'e -x16P+ """••"YY My NN tee. N/r © ii r 'F@n 11l El kl l;ii Uwt m I . 9 he A+?-116x H rmmoklm �7E'No OhWn boeh C t ti i f r�l Ill tN a� V - uaaaAmcMINSr am= r�'1 +1 ` i i I!I I+ t I urc.e,Pwr O ww t�anrl c LMYr"c') l. •• t l 3 I I t E!r ' trnt mlme c°mlt tnma �' ASMSS Wi 4IItI11 IN ti Poeu'u'iaA,PAIM tl o `ron E a �..\ loll li SSY API-ie¢aa' _ - a tAAd ka� i'f ilttttVi rant wee - m.. X I 5 1 rS (� °d•JI�{ ,~ � �M;'•11+11`.'i`;l`, :_ B u i I d i rr g sg g 7 ° M!Il t V t+tt ped i f A [3Y • "II or PnA�r r r I -I iCi13 NORTH RtdO0%CPROVEO pffiNlFNTHEG BOARD } woudewY ! I tl 11$.t 4�t Pln.79.a6 f''• �! - m KOM IRYiu A-¢m WIM PfBq m m 2m _ $9 ai •,�` 1 t I t�l rma<ftrm-zm�e nw art-tts*xri+zma' o �/enlO W r \• ;ii l �.�� err pgrc p,e mq.�.aa avue On k/ afed�• . j\ 11 I r i M1i t� I.tj 131� , 1 i 1111 Polo AS45C T+ FJn J lr+tnndr �� i`ll�I`1I�� IM«Or PMt-:!Ok? f wrle Pod ' ll`'y���]y�t1117P1 EYn a mme - - 'fi°W°c�RrYeltltkan vs al ` '`�l� _ _ Fatlwr Tanr/M - r Sri, � dbl6 V"..s•::.�:.-�at�.�+. 4 �� Pav Pcd e aA� \1° ; •Ey� p - PnoehM1foY .. -ir°T,,. Y Y1�1frT4 OdlaeM Up an!*'*puNN Pl JN. Wind.1,7-t Off Street Parking Requirements _ �,+ (Mote:F)W q n-b—W d...IWy 7LIo I tf m tM) �` oW SeeM PoaM NeeYwen, a°'e SVrae fenepa 4mvo-r of aeP_ „.fir AwM ZaAx elY. - - nAeyd mue Rgesa rnma P .a loading Boy Requirements alAe. a iPeee Pv i,mb n ck Awa a to dt7 S.F. - m nx sPaaR (Netr.Wift Algnb r Loud o:• '2010 ki.—Wal) IIbIIAelI[ ¢t Sgar Pr 1.'m JyFe 'Ain h qw 8� n tea® u.. feeoM bV'A.gmglxte rwo Sµm.Fmlee. Imtlna P.l.aec+ri On ZmM ayw tlaorm sb aouer r.r t,we a crr el.bta K ueel u. m sae s m�eae +*+1 wmne bn' ¢n Y'.dWmd c=eaw>m r ewe Itiroo mmo rvw°.re IL tea 122 0l0s 7 Bq Pe IAM ra eM t aeY Fs Boaz'i 9to aA¢Y er 1;561 ss. 1 8oY z bop - aeq+v W U29nae 542;aa X4alarce I Ptc l6om.I t Z m-4al Den vu baY CN bry 1v Mom ar ete +Rt¢e of a7AA K 3 boy 2 eay. bowh 1 Porl¢(Ga et Gm t IV F e=rf eb <tSe6 er 4gePi ST. 2 9a,e. x V-J 'ebtn lhtl,r A 9pWa•PmY Ysrsen C+Wm 6i.a(eJM ILawt A Ate=i9'eee 8Y x4 -' x 0_ p a me r.own-cw+¢rtan¢no�v.wc.zo,< � e a L nN.qoy coa eae � r^ ' aaomoaq a mt�u'd hawm r Mi03'G��uacar=aw I mv�ra aa�om�nw a aun A-.1 aax (VLL R#.lY Hl3-1NY 0� � • ew.avlsxr-rvwroraaxa.�s aus aw a�rrsxr Olaval Irr xe¢rimerSiL35fIWJVSSVn'MOQHV HLSOH � d `a-tmio �/sa ys aa.ml s eVl aim awxna 1 AD M 19T 3115 'ALL CM�I:t�7Y W y s I ri �F x I s I W[A a 8 rt%t g ?y • r' RL � # - OP Na, h .# + � � t { - -- ,./-�_ _ - %Wry � # F•# � � t OVER P A S 5 y� P .. 9 z� ♦loL,nl'�3pW WiOWr]..NWOR]Nt O L � t j<lalll,V AG PJJIJ�UJ Li1.T,601.Jv6 {1lI]69e JaN) � „m.,F `J N 2t (1 .� y7T�"•'��oLro 3'cb'S S 115 b Q �Y acr+n&S Wl�rdnGl p�IYO� � (� -51L`7kAJW ItlLYY 3Ytl6iL$ryJL7Jtlaa�'YiEYdaLw iYJ Yis'rB ULffi'�fl n 33wIW113a�TIY16 31b IBftla]O110�9 1 3lYJ ThYaS R�1-'9'�1 � �fPP 'NOM JIlYM m 18W XSAg96 we WIM n 3IIIc.OL 3dY'•�Yl ll1'HC - JOTIYLiII ,,� k P=II I •aawJxHua,aawcrJw'a Yra earn NYJ pWYA an vcm:,swmmoc uror xwm ermmn ae7ml®Y A 7 vL�Jd �J: louvrlrJsa vArnmww _Imo^ .'>,'�4iFTlJirlrP Wl4Sil A'N4'�taRile TN014rcWIpW aO.i'N'J3o lT'M�IaNn'AxI XWW x/YI�PI DIY � - '� 'IXIW.[daa.r z tam wvVn ' i` I'�111_ejl aw aawv i Guy ct.upno¢um Imsov Juwu Jrr�ws nsl x wi apmaa Ce aN ara use n 7f8"MUIR1 "� �asl wnv � - — ctaewrMmmmm al HM �1 i� a+atrne ani v�b II K�k I I'E.I rarm/sY+?c W I Al CW 5•=6 Mi Nrd T95j -. Yid 9 J �y Zt-N SQY 38'MVH..3dk TY 3LQN _ F •NLM.0 S We're SwLs :DC31 NI •:\'' ® add lnrac ma t• TYA7l4n Yaa � .Cl HANr3 NI I /tl0�OIIiY sty ffWIrA3k` .0 15Y]3ae A +: a 15 _ , - dW T✓t oxeeve"Ib n Yid •c�P.7dn1�N 1tl an.,e a3N&§4(RLJYJNCI dlaWV� .r ai Tla'J luuem 1eaM _ .ON Ow SIN Iva m z-0 SUn%WI.¢NE Mg A - R YTJN�IgR 7L JP^Nd • •G J M > m v7 SL sous Ytm-,xvn.t!NI m 4n* k]LIa2G dw ranore mans J�''�tl'� Naavo aNa w act Arta Asrasla � ' & Neu ,uc3uc�nv�e C7ax) awls wow wwwea ty) Yi-WYWGWIA M Tiw YaA16 A1R of ROLYdR st MIZMA RLYn tl0. 10 W4 IG2m A]I m=v.= 3M+L 1 vm � �y AOEiVJp smoera mer 11}}rs aJ n.ls rarSW atax+vw wrap m DusplcVl=lkl�llf—J{1 kul_nw �i) (11 OLLoo aamW awv rnrao aorenm st d dS - . r'IAN07 7 YAM iM!®RJIG j 1 ,p 11M�f7 n�^�jry�39 U MgUNN�JM,L CaW as � ��' 4LxJtq/a 3e el RJYI I� -S3ri lfdnri g pttx a mid a 4 7 oq Jro(t+arau A!^.tU t. �& CNYL'3Y.�90dGb AOH W WINIld'A11.LmxllsrM.V aAtYi!JehePR$ xuoM � ass wrJln t�' Yaerdo A O 3�LTN9¢ i;na aoaa arnr .a M"•F � \,L. araw mooch Oft K r-.a .o-,az S 7usen - uoww wd Ww,vc,c AIW d%A H^,fa1,C �C.ba�eOiY�Y Ydt6Kx4�a1d'idal aw LLm,•.sm z�.vra-rau r_nm � Y '. er�u a�men I�'ona�ena mns sunx nom v E smug w n �m sv aux i5{lal M�IINY uy mwwv �ranmmn SllxrnMJVSSYfl`FI311�01N IfIH[1N g iXO.13TxiE�^[ pT�O� w m � r tafnm���yEMS y� l►ALUT N1w SWIM ,'l4 �W S OESE Lnr l�f'•w 311S d 1 x i t 49 � ! r— 14, It pf b Q p tt ybrara .Y bs� �� Aff h FL tl g N 43 41 Pik xll gg i 113Epgp�gg�y3F$yy� f iiR �r