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Home My WebLink About2015-12-17 Decision Related Correspondence 10113/2016 Town of N orth Andover M ai l - Re: Bake N Joy-351 W i 11 ow Street- D ral page Modificati ons NORM' ,NDOVER Massachusb#is Rebecca Oldham <roldham@northandoverma.gov> ;;; :>�'wM.�� Mw .r. Re: Bake N Joy - 351 Willow Street - Drainage Modifications 1 message Lisa Eggleston <lisa@egglestonenvironmental.com> Thu, Oct 13, 2016 at 4:24 PM To: John Morin <john@morincameron.com> Cc: Jennifer Hughes <jhughes@northandoverma.gov>, Rebecca Oldham <roldham a@northandoverma.gov> Jennifer & Rebecca, I did go through the proposed changes with John and concur that they are minor in nature and will not impact the functioning of the stormwater system. Let me know if you need anything else. Lisa D. Eggleston, P.E. Eggleston Environmental 32 Old Framingham Rd, Unit #29 Sudbury, MA 01 776 Tel 508.259.1137 From: john morin zjohn@morincameron.com> Date: Thursday, October 13, 2016 at 334 PM To: Lisa Eggleston <lisa a@egglestonenvironmental.com> Cc: Jennifer Hughes <jhughes cr northandoverrna.gov>, Rebecca Oldham <rold ham @northandoverma.gov> Subject: RE: Bake N Joy - 351. Willow Street - Drainage Modifications Hi Lisa, Thank you for taking a few minutes today to discuss the proposed changes to the drainage at Bake N Joy. Based on our discussion I believe you agree that the proposed grading changes are minimal in nature. As we also discussed we would like to change the diameter of the proposed pipes from the two proposed catch basins in the new parking lot from 12 inches to 10 inches. Based on the size of the contributing area the 10 inch diameter pipes are more than adequate. The attached sketch is the same sketch I sent previously except the drain lines from the catch basins are proposed as 10 inch diameter. If you could respond back to Jennifer and Rebeca that you are ok with the proposed changes that would be great. Any questions please give me a call. Thanks again for your assistance. https://mail,google.com/m aitl?ui=2&i k=ab4f3cb798&view=pt&search=inbox&th=l57bfb7a372ol8ed&si m l=157bfb7a372ol8ed 1/3 i 1011312,016 Town of North Andover Mail - Re: Bake N Joy-351 Willow Street- Drainage Modifications John M. Morin, P.E. THE MORIN-CAMERON GROUP, INC.66 Elm Street, Danvers, MA 01923 p1978.777.8586f1 Tg.774.3488w I www.morincameron.com l i From: John Morin Sent: Thursday, October 13, 2016 12:52 PM To: Lisa Eggleston (lira cx egglestonenvironmenta1.corn) <lisa@egglesfonenviron mental.com> Subject: FW: Bake N Joy 351 Willow Street - Drainage Modifications Hi Lisa, I spoke with Jenn & Rebecca this morning and they asked that I discuss the proposed changes with you (see email below); and if you are ok with the changes they may be able to approve them in house. I I will give you a call to discuss. thanks 1 John M. Morin, P.E. THE MORIN-CAMERON GROUP, INC.66 Elm Street, Danvers, MA 01923 p1978.777.8586f1978.774.3488w I www.morincameron.com i From: John Morin I Sent: Wednesday, October 1.2, 20158:59 PM To-. 'Rebecca Oldham' <roldham@northandoverma.gov>; 'Jennifer Hughes' <jhughes@northandoverrna.gov> Cc-. 'Heidi Gaffney` <hgaffney c@northandoverma.gova Subject: Bake N Joy - 351 Willow Street - Drainage Modifications Hi Rebecca & Jennifer, During the construction of the drainage pond at the above project it was determined that the existing electrical conduit that enters the property from Rte 125 is not located where everyone believed it to be and it turns out it is located along the southerly edge of the proposed drainage pond. This conduit is encased in concrete and based on the elevation of the concrete encasement it interferes with the proposed drainage pond and the proposed drain line to the pond. https:/lmail.google.corn/majinui=2&ik=ab4f3cb798&view=pt&search=inbox&th=157bfb7a372c18ed&sirn1= 157bfb7a372c18ed 213 i 3 10113g016 Town of North Andover Mail -Re; Bake N Joy- 351 Willow Street- Drainage Modifications We have located the concrete encasement around the electrical conduit and have re-designed the drainage pond and drain line location accordingly. The attached sketch shows the proposed modification; the original proposed grades are in blue and the new proposed grades in red. The new proposed pond and forebay provide the same storage as the original design. In order to make up for the loss in volume in the pond and forebay we have extended the westerly end of the pond. There are no proposed changes required to the erosion control to accommodate the proposed grading changes. If you have time tomorrow afternoon I would like to meet with you both to discuss the proposed changes; if you feel a conference call will be sufficient we could do that. The proposed changes are a reconfiguration of the poled and believe should be able to be approved in house as the changes are within areas that we were already working in. Your attention to this matter would be greatly appreciated as the project is at a stand still until we can address this issue. Thanks, John M. Morin, P.E. THE MORIN-C►4MERON GROUP, INC.66 Elm Street, Danvers, MA 01923 p1978,777.8586f1978.774.3436w { www.morincameron.com i f https://m ai l.google.com/m ai 117ui=2&i k=ab4f3cb798&view=pt&search=i nbox&th=157bfb7a372ol8ed&si m I=157bfb7a372cl8ed 313 I ■ • J& • Jk S �OVERFLOW 258.4 WF #A13 • 257.0 259.5 LU • Cr.r r••.as r, -`V� :s• i7. •_■A / � Q� LU zl��* _ ° amp �► '' . + V (J� e to �. 259. U . ...••, •e •Po '` .k EXIST EELEEL C' BQX. 25&7 - �° - . (TO REMAIN) v 127 ADS - -- 259.7 N-12 UGE 44 TOTAL DMH� �P 1�M=2GO.6 SPACES p INV IN=257.58 Q. o INV OUT=257.48 j H h S" ■ V W C) .s 2613 11 a ePkvement Clj w PJM 260.5 Q 1 11 INV IN AND OMU c/ CAPE COD + � 1Ua' ° uFer Za � C? r x BERM(CCB) `� a - A o > PROP CON4RETE W z (TYP) RIM 260.5 0. GOD 1 1.2 �, INV OUT 258.16 P 104 STAIRS 261.3 � �. ��--�.--- PLAN SCALE: 1 = 30 Q m 9 1 `� r 0 15 30 so i i I The M6nn-Cameron . ......... _ k� W 4a - ....... e� December 12, 2017 Planning Board c/o Ms. Jean Enright, Planning Director 120 Main Street North Andover, MA 01845 Re. Bake N Joy Foods, Inc. --- 351 Willow Street South Site Plan Review Special Permit - Proposed Addition & Parking Area Dear Members of the Board: Your Board issued a Site Plan Review Speciat Permit for the above referenced project in February 2015. The project is nearing completion and the owners witt be seeking a Certificate of Occupancy soon, In accordance with Special Condition 12 of the permit I certify that, to the best of my knowledge, the building and site layout have been constructed in substantial compliance with the approved plans and insubstantial changes/minor modifications issued by the Planning Board and Conservation Commission. If you have any questions please do not hesitate to contact me. Sincerely, THE MORIN-CAMERON GROUP, INC. John M. Morin, PE Principal JMMlkmm i Attachments cc: Muffin Realty Trust FAKA7HYM\BakeN)oy1230\N01(2014 Bldg.Additton Rear)\CooLtr.docx CIVIL. ENGINEERS LAND SURVEYORS * ENVIRONMENTAL. CONSULTANTS LAND USE PLANNERS BE Elm Street, Danvers, MA 01923 978.777.858E FAX 978.774.3488 Providing Professional Services Since 1978 www,mo ri n cameron.com TheM6nn-Cameron MW "7b"' IN , a �" - '• _: December 20, 2023 Planning Board 120 Main Street North Andover, MA 01845 RE: 351 Willow Street Assessor's Map 25, Parcel 76 Owner/Applicant: Muffin Realty Trust Site Plan Review Special Permit Dear Board Members: In accordance with Condition 12 of the Site Plan Review Special Permit issued on February 17, 2015 and modified on July 26, 2016 by the North Andover Planning Board, please find enclosed an As-Built Conditions Site Plan for the above referenced project, I hereby certify that the project was built in substantial compliance with the approved site plans as modified and approved through construction, with the exception of the following minor deviation: The transformer located in the southern island in the parking lot area was modified. The above referenced change should have no measurable impact on the wettand resource areas or the design or function of the facility and should have no adverse impact to abutters. At this time, we request that the performance bond be released to Muffin Realty Trust. If you should have any questions, please do not hesitate to contact me. Sincerely, THE MORCAME ON GROUP, INC. William A. Schkuta, PE Senior Project Manager WAS/LNO/kmm Enclosures cc: Muffin Realty Trust (via email) X:/Bake N Joy\1234\Dors\SPR SP Co Request(tear Addition)/co Request Ltr.docx CIVIL ENGINEERS a LAND SURVEYORS o ENVIRONMENTAL CONSULTANTS a LAND USE PLANNERS 66 Elm Street, Danvers, MA 01923 978.777.8586 Providing Professional Services Since 1978 www.morincameron.com The * M6nn-Cameron December 20, 2023 Planning Board 120 Main Street North Andover, MA 01845 RE: 351 Willow Street Assessor's Map 25, Parcel76 Owner/Applicant: Muffin Realty Trust Site Plan Review Special Permit Dear Board Members: In accordance with Condition 12 of the Site Plan Review Special Permit issued on February 17, 2015 and modified on July 26, 2016 by the North Andover Planning Board, please find enclosed an As-Built Conditions Site Plan for the above referenced project. I hereby certify that the project was built in substantial compliance with the approved site plans as modified and approved through construction, with the exception of the following minor deviation: • The transformer located in the southern island in the parking tot area was modified. The above referenced change should have no measurable impact on the wetland resource areas or the design or function of the facility and should have no adverse impact to abutters. At this time, we request that the performance bond be released to Muffin Realty Trust. If you 'should have any questions, please do not hesitate to contact me. Sincerely, THE MORIN CAMERON GROUP, INC. William A. Schkuta, PE f 1 Senior Project Manager,,,/ WAS/LNO/kmm Enclosures cc: Muffin Realty Trust (via email) x:\Bake N Joy11230\Docs\SPR SP Co Request (Rear Addition)\Co Request Ltr.docx CIVIL ENGINEERS s LAND SURVEYORS a ENVIRONMENTAL CONSULTANTS LAND USE PLANNERS 66 Elm Street, Danvers, MA 01923 978.777,8686 Providing Professional Services Since 1978 www.mo ri nca me ron.com 4 tnu�Rras _�nUI7S1 a A 0 Cl Aga f $ � $ �� +>—sir•--�� __, + Ir i�� f�f i �l� -k" t A -a r■�I r r i [ i � yg � "gyga � � R �p � .. f� i3�j ■i-'i7/1 7 �r / F 4 „� Jr7711 rJ7r : ss b ' $ R(i.R is � �/ f _ !O^y�� '�� '� ZI 'P7�I171r Ir?�'/ �'.�'.•jI_I Ell it CP oil �� ' �I �a ' .`ice ~s•` .� I . � S Nf !jls � IFj �� . . �, 5 •'I,Y•.. V l l.5 R p M p III N S� l`�� ~� � � � x Sri �5 •�� `111111�n g. �� r r R I ffr oa rz N O7no t4s�1� �'1\ •'� 1 1 1 Q y7 5 1R R u V At �.S• - N J � �j Y� 0 0 yt� I AS-13t111_T PLAN RE Y151 QHS g EY SY.. ON _.-....__. The, uEsas,bre--------- partiEosc eanru a��`• Morn-Cameron I AS NQ1tTFi AHUUVEft, tvIASSACliT1SETT5 "011D 8T,WA4 + W1 WLLOW STREET I rwav m 9r,rAs r R Q TJ P+ 1 N C..' E GRI>�ar;31Q (+S:tSSCRS YFP 2%F'AAM n) .._ h''in•`' M LFN�T:KERS I OF R 6NEN SAE CQN�kN t9 ' /a'�� p LFtP1.�►►7FF1 frR .............._.........-...._........_.__.-. - fs:F1L• FS NOSED 6 RYEYCAi I 0 U MAMA' S VI• BAI(E f�1 W E ........._.__.._..—_....__._._._._...�...� J�Fr'� r yr% 45tV S�Yl tnx k�r Y1�•�/. CT73 �5 ..I. 1 0AM ttm[�u A t;�u 7 z� n r.�-an-7r�a. ,•..•�.., y i i The, M6nn-Cameron e 17_ i March 6, 2024 North Andover Planning Board 120 Main Street North Andover, MA 01845 RE: 351 Willow Street— Performance Guarantee Release Dear Board Members, On behalf of Muffin Realty Trust, The Morin-Cameron Group, Inc. (MCG) is requesting that the Planning Board release the Performance Guarantee associated with the Site Plan Review Special Permit for the property located at 351 Willow Street. The Performance Guarantee release request, certification letter and as-built plan were previously submitted on December 21, 2023. Per Special Condition 17, a parking space occupancy study by an independent monitoring consultant was required to be conducted approximately 1-year after issuance of the Certificate of Occupancy. Unfortunately, this condition was over Looked and the study was not conducted in the time frame. However, it should be noted that this condition was created prior to Bake N Joy purchasing and moving a portion of their operations to 335 Willow, which helped alleviate the parking issues. Approximately 35 employees have relocated from the operation at 351 Willow Street to 335 Willow Street. From the numerous times I have visited the site since both build outs, I have seen an improvement of the parking conditions as employees are no longer parking within Willow Street as they previously were, We have also conducted parking occupancy counts at both facilities and have had an average of 14 available spaces at 335 Willow and 12 available spaces at 351 Willow Street. The parking counts were conducted during the morning, which is the largest employee shift at both facilities. Based on the numerous observances of available spaces at both facilities throughout the years after the acquisition and build out of 335 Willow, it is our opinion that there is adequate parking for both 335 and 351 Willow. Lastly, It should be noted that no known citizen complaints regarding parking have been received in the Planning Department since 335 Willow has been permitted. We look forward to discussing the project further with the North Andover Planning Board at the March 12, 2024 meeting. If you have any questions, please do not hesitate to contact our office at (978) 777-8586. Sincerely, THE MORIN-CAME ON GROUP, INC. Will 5chkuta, P.E. Director of Engineering cc; Muffin Rea l Estate CIVIL ENGINEERS • LAND SURVEYORS • ENVIRONMENTAL CONSULTANTS • LAND USE PLANNERS 66 Elm Street, Danvers, MA 91 923 978.777.8586 Providing Professional Services Since 1978 www.morincameron.com