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Home My WebLink About2015-12-17 Insubstantial Change 7/26/2016 RE QEIYEQ f �y0 Th I Cii�tl Ci.ERK'S-:3�FI, q 0 {rtad rb ti Town of North Andover Office of the Planning Department 2016 AUG - I P11 I: 28 Community Development and Services Division CHUS 1b{J()Osgood Street ��OM AH00':FE North Andover,Massachusetts 01845 NOTICE OF DECISJON—INSUBSTANTIAL CHANCE Any appeal shall be filed Bk 14749 �'��4 2 4-2107 3'� y pp within (20) days after the date of filing this notice in the office of the Town Clerk, Date of Decision: July 26,2016 Petition of: Muffin Realty Trust Premises A.ffeeted. 3571 Willow Street South,North Andover,MA 011845 Assessor's Map 25,Parcel 76 HISTORY MD BACKGROUNU On February 17, 2015 the Planning Board approved a Site plan Review Special Permit to allow 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: at the rear of the building, and to allow for a 35% reduction in the required parking spaces for the facility. Since the permit was issued, Muffin Realty Trust has purchased 160 Flagship Drive, North .Andover. Based on the purchase of the building the Petitioner has evaluated the potential use of the approved building addition. Based on this evaluation Muffin Realty Trust has proposed changes in the use in the building and requested a determination of Insubstantial Change to the original Site Plan Review Special Permit dated February 17,2015.The proposed modifications are: • Eliminate the dumpster enclosure proposed at the northwest corner of the proposed addition and square off the proposed building addition resulting in an additional 700 square feet of building, • Relocate the proposed dumpster enclosure to the rear of the existing building where the ramp currently is located. This ramp was originally proposed to be removed and replaced with a loading bay. The proposed loading bay would be eliminated, • The entry stairs located at the northeast corner of the proposed addition would be replaced by a ramp. • Remove proposed rear ramp and replace with a landing and stairs, Remove proposed pavement associated with the ramp leaving only a walkway, This change results in a reduction of impervious surface of approximately 670 square feet. The previously proposed impervious surface shall be landscaped. FINDINGS OF FACT The changes of use within the building result in less parking being required than previously approved. There is no change in the parking design which will result in a total of 142 spaces.The changes in use 351.Wallow Street South Map 25,ParceI 76 Site Plan Review Special Permit—Insubstantial Change July 26,2016 within tho buildhig does not change the proposed number of employees for the site, one hundred and forty (140),The proposed re-configuration of the building layout results in the loss of one(1)proposed loading bay where the dumpster enclosure Would be moved to,however the total number of bays provided will be seven(7), which exceeds the six(6) bays regtticcd, After discussion at the July 26,2016 Planning Board meeting,and upon a motion by David Kellogg, seconded by Lynne Rudnloki,the Planning Board deemed the proposed changes to bo insubstantial changes that do not alter either the intent or the conditions of the original Special Permit. CONDITION The Petitionor shall comply with all existing conditions rendered in the original Site Plan Review Special Permit issued February 17,2015,except for specific conditions superseded bythis Notice of Decision- Insubstantial Change. All plan revisions will be reflected on Clio final as-built drawings. This Decision shall be recorded with the Bssex North Registry of Deeds and evidence of recording is to be provided to the Planning Department, JM477d1,G� Van Enright,planning Director 2 The M6rin-Cameron ' '' -fr.k�ar� ''y�r�fi� � Q;.j✓r�„�' �rr may✓r„�� r �.��✓-�r bJ "':;�� s✓ 7 s �� T July 8, 2016 j i i Planning Board Attn: Jean Enright 1600 Osgood Street North Andover, MA 01845 Re: 351 Willow Street South Owner/Applicant: Muffin Realty Trust Dear Board Members: In February 2015 your Board issued a Site Plan Review Special Permit and Reduction in Parking Special Permit for the above property, The project involved the construction of a building addition and parking lot Since the permit was issued, Muffin Realty Trust had an opportunity to purchase 160 Flagship Drive, North Andover. Based on the purchase of this building they have evaluated the potential use of the proposed building addition. Based on this evaluation they have changed the proposed uses in the building and are proposing to make some minor modifications to the building layout. The following modifications are proposed which are shown on the enclosed sketch plan: 0 Eliminate the dumpster enclosure proposed at the northwest corner of the proposed addition and square off the proposed building addition resulting in an additional 700 square feet of building. • Relocate the proposed dumpster enclosure to the rear of the existing building where the ramp currently is located. This ramp was originally proposed to be removed and replaced with a loading bay. The proposed loading bay would now be eliminated. • The entry stairs located at the northeast corner of the proposed addition would be replaced by a ramp. • Remove proposed rear ramp and replace with a landing and stairs. Remove proposed pavement associated with the ramp leaving only a walkway. This change results in a reduction of impervious surface of approximately 670 square feet. The previously proposed impervious surface shall be landscaped. CIVIL ENGINEERS m LAND SURVEYORS ® ENVIRONMENTAL CONSULTANTS ® LAND USE PLANNERS 447 Boston Street (U.S. Route 1) Topsfield, MA 01983 978.887.8586 FAX 978.887.3480 Providing Professional Services Since 1978 www.morincameron.com Planning Board July 8, 2016 2 The changes in the building uses are outlined on the enclosed Off Street Parking Requirements and Loading Bay Requirements table. By examining the tables you wilt see that the parking required is less than those required based on the approved design plan. With the Reduction in Parking Special Permit, the required parking spaces would be 134 versus the approved design which was 140 spaces. There is no change in the parking design which resulted in a total of 142 spaces, therefore, we are compliant with the number of parking spaces required. The changes in use within the building does not change the proposed number of employees, which is 140, By examining the loading bay requirements you will note that the change in use results in a reduction of loading bays required from 6 to 5. The proposed re-conftguration of the building layout results in the loss of one proposed loading bay where the dumpster enclosure would be moved to. The total number of bays provided will be 7, which exceeds the 5 bays required, As you can see the proposed use changes within the building does not result in the need for more parking spaces, and the loading bay requirements are still met. The proposed minor changes to the building do not effect zoning compliance or any changes to the stormwater design since the areas where the proposed changes occur were previously proposed as impervious surfaces. The proposed changes result in a decrease of impervious area and an increase in landscaped area. At this time we are requesting that the Board approve these modifications as an insignificant change. If you have any questions please do not hesitate to contact me. Sincerely, THE MORIN-CAMERON GROUP, INC, John M. Morin, PE Principal JMM/kmm Enclosure cc: Muffin Realty Trust F.\KATHYM\BakeNJoy1230\Special PermANAPB Insig Change Req.docx