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Home My WebLink About2015-12-17 Application The, M6rin-Cameron November 13, 2014 North Andover Planning Board c/o Mr. Matthew Egge, Town Planner 1600 Osgood Street North Andover, MA 0184S Re: Bake N Joy Foods, Inc. — 351 Willow Street South Proposed Addition & Parking Area Dear Members of the Board: On behalf of Muffin Realty Trust, The Morin-Cameron Group, Inc. (MCG) has prepared this narrative to accompany the Site Plan Review application and a Special Permit application for a reduction in parking spaces required associated with the construction of an 11,168 SF building addition at their facility located at the above referenced address, The project also includes the construction of a new parking area as well as the construction of a new stormwater management system. The proposed building addition is located to the rear, or west side, of the existing building. In order to build the proposed addition and additional parking area the berm built at the rear of the property back in 1994 +/- will need to be removed. Based on changes in the use of the facility the noise generated from the facility that first prompted the potential E need for the berm no longer exists. Additional information regarding these changes is discussed below. Bake N Joy Foods, Inc. (BNJ) moved in to the North Andover facility in 1987 /-. At that time, they were a manufacturer and a distributor, The company was distributing its products along with other supplementary products, as needed, to over 1,000 New England customers it serviced. The distribution was done with a variety of tractor trailers and straight job trucks. In the early 1990's, with the advent of the development of frozen products, the industry rapidly began to change as these frozen products made it easier for the bakers to prepare quality baked products. The line exploded and BNJ quickly transitioned a number of facets of the business in order to take advantage of these changes. Firstly, the fleet of over 20 pieces, was quickly changed to be We to store and carry frozen products for delivery. Secondly, in 1994, the company built a 13,000 sq, ft, freezer at the rear, or west side, of the existing building in order to hold and distribute the frozen line. It is our understanding that during the permitting process for the above referenced freezer the potential noise impact of the running reefers at night was noted by an abutter to the facility, In an effort to minimize the noise impacts to the abutters BNJ proposed and built a berm in the back of the building to alleviate the noise of the reefers. CIVIL ENGINEERS • 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 North Andover Planning Board Page 2 November 13, 2014 Today, BNJ is a very different company. In 1995, an agreement was reached with today's largest customer, to take over all of the distribution needs of the company. In fact, since then, hundreds of new distributors throughout the country now carry the company's product line, The company now defines itself as a manufacturer only, not a distributor, The fleet of 1994 is nowjust a few tractors, Distribution is done mainly from a facility in Ayer which the company is In the process of purchasing. The vast majority of the sales are picked up by its customers in Ayer. This building has a freezer of approximately 32,000 sq, ft., and can hold over 5,000 pallets, a significant size to grow in to. Needless to say, the company does not and has not had to run reefers at night in order to store frozen products for a long time. The noise from these units has not been present in North Andover for many years. Given these facts, the berm once built for a single purpose is no longer needed. The company respectfully requests that it be allowed to expand the back of the building for dry storage requirements and eliminate the berm in doing so. Pursuant to Section 8.3.2(a)(U) of the North Andover Zoning Bylaw please find attached a Special Permit—Site Plan Review Application for this project. We are also submitting a Special Permit application under Section 8.1.8(g) of the North Andover Zoning Bylaw to reduce the required parking spaces for the facility by 35%. Bake N Joy Foods, Inc. has occupied this building from its inception since 1987 +/-. Since that time they have appeared before the Zoning Board of Appeals for various additions to their facility and, in turn, requested and received variances for the required parking. In 2010 a Special Permit for Site Plan Review was submitted to the Town for interior modifications which required additional parking spaces. At that time Bake N Joy Foods, Inc. retained our services to expand their front parking lot to comply with the required parking. A Special Permit was issued and a new parking area was constructed. 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. It has been shown in the past that this facility does not need the required spaces as determined by the use tables within the local Zoning Bylaw. Therefore, we are requesting, via a Special Permit, a 35% reduction in the required number of spaces. This would reduce the required number of spaces from 214 to 140; we are proposing 142 spaces. Coincidentally the proposed maximum number of employees on any one shift after the proposed addition and interior changes are made would be 140. We look forward to meeting with the Board to discuss this project. 1 1 1 North Andover Planning n g Board Page 3 November 13, 2014 If you have any questions prior to the public hearing please do not hesitate to contact me, Sincerely, THE MORIN-CAMERON GROUP, INC. John M. Morin, PE Principal JMM/kmm Attachments cc: Muffin Realty Trust F;\KATHYM\8akeNJoy1230\NAPB SP Site Plan Review 2014\Special Permit&SP Review letter,docx 0 [ 0 7 pp 08 '13 • Town of North Andover NOV 14 All ACHU5 Office of the Planning Departmen Community Development and Services Division P(978)688-9535 1600 Osgood Street v F(978)688-9542 Building 20,Suite 2-36 North Andover,Massachusetts 01845 Town of North Andover Planning Board Town 0 or' PI i for Spec ial Application for Special Permit Please type or print clearly. 1. Petitioner: Muffin Realty Trust Petitioner's Address: 351 Willow Street South, North Andover, MA Telephone number: 978-683-1414 2,Owners of the Land: Same as applicant Address: Number of years of ownership: 28 +/- 3.Year lotwas created* 1985 4. Description of Proposed Project: Widing addition with associated parking area and drainage structures. 5. Description of Premises: 8.7 acre commercial site with existing buildings and Parking 6.Address of Property BeingAffected: 351 Willow Street South Zoning Dlstrlct� Industrial 1 (North Andover), Single Residence C (Andover) Assessors Map I Lot#:Map 25, Parcel 76(North Andover), Map 5,Parcel 1(Andover) Registry of Deeds,Book#, 2226 Page#: 88 7,Existing Lot: Lot Area (Sq. Ft): 380,206 Building Height: 53 feet Street Frontage: 458.27 feet Side Setbacks: 76 feet Front Setback: 121 feet Rear Setback: 62 feet Floor Area Ratio: 0.23:1 Lot Coverage: 23,6 % 8, Proposed Lot(if applicable): Lot Area(Sq,Ft). Building Height: Street Frontage: Side Setbacks: BOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH688-9540 PLANNING 688-9535 i Front Setback: Rear Setback: Floor Area Ratio; Lot Coverage: 9. Required Lot(as required byZoning Bylaw): Lot Area(Sq.Ft):_80,000 Building Height: 55 feet Side Setbacks: 50 feet Street Frontage: 150 feet Rear Setback: 50 feet Front Setback: 50 feet Lot Coverage: 35% Floor Area Ratio, 0,50:1 10. Existing Building (if applicable): Ground Floor (Sq. Ft.): #of Floors; 2 Total Sq. Ft.: 87,238+1 _ Height: 53 feet+f- Use: office/warehouse f manufacturing Type of Construction: 11. Proposed Building: Ground Floor(Sq. Ft,): #ofFloors: 2 Total Sq. Ft. 111,291 +1- Height, 53 feet+!- Use: office!warehouse/manufacturing Type of Construction: 12. Has there been a previous application fora Special Permitfrom the Planning Board on these premises? Yes if so,when and for what type of construction? July 2010-Site.Plan Review, November 2009- Parkinci reduction Section 8.1.8 withdrew without re udice 1993&1999 Site Plan Review 13. Section of Zoning Bylaw that Special Permit Is Being Requested 8.1.8.6c])(35% reduction in parking required). 14,Petitionerand Landownersignature(s); Every application for a Special Permit shall be made on this form,which is the official form of the Planning Board.Every application shall be filed with the Tovai Clerk's office.It shall be the responsibility of the petitioner to furnish all supporting documentation with this application.The dated copy of this application received by the Town Clerk or Planning Office does not absolve the applicant from this responsibility.The petitioner shall be responsible for all expenses for filing and legal notification.Failure to comply with application requirements,as cited herein and in the Planning Board Rules raid Regulations may result in a dismissal by the Planning Board of this application as incomplete, Petitioner's Signature: ln Print ortype name here: Jd%M,Morin Owner's Signature: 1 1' gtt,,; ��rs t��1�G7urrzrd 1 Printortype name here: John M. Morin 15. Please listtitle of plans and documents you will be attaching to this application, - "Site Plan of Land"prepared for Muffin Realty Trust,351 Willow Street South, North Andover, MA prepared by The Morin-Cameron Group, Inc. dated November 12, 2014 - Hydrologic Analysis, Bake'n Joy Foods, Inc. 351 Willow Street South, North Anodver, MA prepared for Muffin Realty Trust by The Morin-Cameron Group, Inc, dated November 12, 2014 - Proposed Building Elevations, 351 Willow Street South, North Andover, MA prepared by CIVIC Design-Build, dated June 16, 2014, Progress Print 11/13/14 - Proposed Floor Plan, 351 Willow Street South, North Andover, MA prepared by CIVIC Design-Build, dated June 16, 2014, Progress Print 912114 1 1 . 1 Abutter to Abutter( ) Building Dept. ( X J Conservation ( X J zoning ( X ) Town of North Andover Abutters Listing For Site Plan Review RBQU1RPMENT.' MGL 40A,Section i i states In part"Partles In Interest as used In(his chapter shall mean the petitioner, abutters,owners of land directly opposite on any public or private way,and abutters(o abutters within three hundred(300)feet of the property line of the petitioner as they appear on the most recent applicable tax list,not withslanding that the land of any such owner is located In another city or town,the planning board of the city or town,and the planning board of every abutting city or town." Sub ect Pry: MAP PARCEL Name Address 25 76 Muffin Really Trust 359 Willow Street, North Andover,MA'07845 Abutters Properties fflaR Parcels Name Address 25 27 Channel Building Company 355 Middlesex Road,Wilmington, MA 01887 25 28 Bayfield Associates 40 Bayfield Drive, North Andover,MA 01846 25 62 Timothy McCarron 14 Kathleen Drive,Andover,MA 01810 25 70 Atlee of Delaware, Inc 89 Willow Street,North Andover,NIA 01845 25 74 Eastcon Realty Trust P.O. Box 1599,Manchester,MA 01944 25 75 WSF Realty Trust 11 Bayfield Drive, North Andover,MA 01845 25 78 Bianchi Realty Trust 7 Danbury Road, Nashua, NH 03060 25 82 Flagship, LLC 150 Flagship Drive,North Andover,MA 01845 25 83 Rupp Realty Trust 400 Willow Street, North Andover,MA 01845 25 85&119 United Realty Trust 165 Flagship Drive,North Andover,MA 01845 Town of Andover Andover Town Hall 36 Bartlet Street, Andover,MA 01810 This certifies that the names appearing on the records of the Assessors Office as Of Cer#ailed by Date A s