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HomeMy WebLinkAbout2019-09-03 Application SPR r . y��ruin t��6` • �' _ I,t r',I:TIV1:Wi_1 R Po ri l )6 PLANNING DEPARTMENT Community & Economic Development Division Special Permit — Site Plan Review — Instructions Procedure and Requirements for Filing an Application for Site Plan Review; The following information must be submitted thirty(30)days prior to the first public hearing. Failure to submit the required information within the time periods prescribed may result in a dismissal by the Planning Board of an application as incomplete. The information herein is an abstract of more specific requirements listed in the Zoning Bylaw and is not meant to supersede them. ➢ Step 1: Pickup application package: The petitioner picks up complete application package ➢ Step 2: Special Permit Application Form: Petitioner completes three(3)copies of the application form.All information as required shall be completed. A Step 3: Plan Preparation: Petitioner submits all of the required plan information as cited in sections 8.3 and 10.31 in the North Andover Zoning Bylaw, ➢ Step 4: Submit Application: On or before noon on the application deadline date the petitioner goes to the Town Clerk to obtain a time stamp on three(3) applications. Leave one application with the Town Clerk and bring two(2)time stamped applications to the Planning Department, Petitioner submits to the Planning Departmenttwo(2)sets of full size plans 1"=40' no larger than 24"06" prepared by a Registered Professional Engineer or Land Surveyor. Petitioner submits an additional three(3)sets of plans no larger than 11"x17". Petitioner must submit an electronic PDF version of all submission material, Application must include submittal of outside consultant review escrow form, ➢ Step 5: Submit Filing Fees: The petitioner submits two separate checks for filing fees and outside consultant fees. SEE FEE SCHEDULE ➢ Step 6: Mail Application to Outside Consultant: The petitioner mails a copy of the plan and application to the outside consultant for review.Please contact the Planning Department for more information. ➢ Step 7: Notification of Parties in Interest: Petitioner picks up an updated certified abutters list from the Assessor's office(located at 120 Fain St.) It is to be submitted as part of the application submittal. ➢ Step 8: Legal Notice: The petitioner is responsible for delivering the legal notice to the newspaper to be published and Is responsible for costs for same. The petitioner is responsible for the costs for certified mailing of the legal notice to each abutter, See specific updated Instructions for certified mailing of legal notices on the Planning Department website. ➢ Step 9: Public Hearing before the Planning Board: The petitioner should appear in his/her behalf,or be represented by an agent or attorney. In the absence of any appearance without due cause on behalf of the petitioner,the Planning Board shall decide on the matter by using the information it has otherwise been provided. Page 1 of 4 120 Main Street, Planning Dept., North Andover, Massachusetts 01845 Phone 978.688,9535 Fax 978.688.9542 Web www.north a ndoverm a,gov ➢ Step 10: Decision: Decision is sent to the petitioner. Any appeal of the Planning Board's decision may be made pursuant to Massachusetts General taws c,40A see, 17 within 20 days after the decision is filed with the Town Clerk. ➢ Step 11: Recording Certificate of Decision Plans: The petitioner is responsible for recording certification of the decision and any accompanying plans at the Essex North Registry of Deeds,Lawrence Massachusetts. Petitioner should bring In one recorded copy of the decision and three paper copies of the recorded plan of land along with the proof of recording cash register slip to the Planning Department GENERAL REQUIREMENTS TO BE MET FOR OBTAINING A SITE PLAN REVIEW SPECIAL PERMIT Written Documentation Applications for a special permit must be supported by a legibly written or typed memorandum setting forth in detail all facts relied upon.Addressing each of the below points individually is required with this application. ➢ Encouraging the most appropriate use of land; ➢ Preventing overcrowding of land; ➢ Conserving the value of land and buildings; ➢ Lessening congestion of traffic; ➢ Preventing undue concentration of population; ➢ Providing adequate light and air; ➢ Reducing the hazards from fire and other danger; ➢ Assisting in the economical provision of transportation,water,sewerage,schools, parks,and other public facilities; ➢ Controlling the use of bodies of water,including watercourses; ➢ Reducing the probability of losses resulting from floods;and ➢ Reserving and increasing the amenities of the Town;AND ZONING BYLAW SECTION 10.31 The Special Permit Granting Authority must have all the following conditions met: ➢ The specific site is an appropriate location for such a use,structure or condition; ➢ The use as developed will not adversely affect the neighborhood; ➢ There will be no nuisance or serious hazard to vehicles or pedestrians; ➢ Adequate and appropriate facilities will be provided for the proper operation of the proposed use; ➢ The Special Permit Granting Authority shall not grant any Special Permit unless they make a specific finding that the use is in harmony with the general purpose and intent of this Bylaw. SPECIFIC REQUIREMENTS TO BE MET FOR OBTAINING A SITE PLAN REVIEW SPECIAL PERMIT Written Documentation Applications for a special permit must be supported by a legibly written or typed memorandum setting forth in detail all facts relied upon. See Bylaw Section 8.3 Site Plan Review. NOTE: A Special Permit once granted by the Planning Board will lapse in two (2) years if not exercised unless the Planning Board grants an extension. Page 2 of 4 120 Main Street, Planning Dept., North Andover, Massachusetts 01845 Phone 978.688,9535 Fax 978.688.9542 Web www.northandoverma.gov r I i PLANNING DEPARTMENT Community& Economic DevelopTent Division i Special Permit — Site Plan Review Application Please type or print clearly. 1. Petitioner: 701 Salem Street RT Petitioner's Address: 701 Salem Street Telephone number: 978-210-9177 z. Owners of the Land: 701 5alem 5treet, RT Address: 701 Salem Street Number of years of ownership: 3. Year lot was created: 1996 4. Description of Proposed Project: We are proposing to expand the existing commercial use of 701 Salem Street by using an adjacent parcel of land and razing a portion of the existing building, 5. Description of Premises: General Business 6.Address of Property Being Affected: 701 Salem 5treet Zoning District: General Business Assessors Map: 65 Lot#: 31 and 41 Registry of Deeds: Book#: 15757 Page#: 202 7. Existing Lot: 61297 26 Lot Area(Sq. Ft): I Building Height: Street Frontage: 337' Side Setbacks: 17.4' Front Setback; 66.8' Rear Setback: 83.2 Floor Area Ratio: N/A Lot Coverage: 13% 8, Proposed Lot(if applicable): 21 Lot Area(Sq. Ft): 61297 Building Height. Street Frontage: 337` Side Setbacks: 40.9' Front Setback: 23.9 Abbot/67.6 Salem Rear Setback: 537 Floor Area Ratio: N/A Lot Coverage: 21°/° Page 3 of 4 120 Main Street, Planning Dept., North Andover, Massachusetts 01845 Phone 978.688,9535 Fax 978.688.9542 Web www.northandoverma.gov i 9. Required Lot(as required by Zoning Bylaw): 45 Lot Area(Sq. Ft): 25,000' Building Height: Street Frontage: 125' Side Setbacks: 40' Front Setback: 2 5 Rear Setback; 50 Floor Area Ratio: N/A Lot Coverage: 35% 10. Existing Building (if applicable): 1 Ground Floor(Sq, Ft.): 6235 #of Floors: Total Sq. Ft.: 6235 Height: 26' Use: General Business Type of Construction: Wood Frame 11, Proposed Building: 8700 Ground Floor(Sq, Ft.). #of Floors. Total Sq. Ft, 8700 Height: 32' Use: General Business Type of Construction: Wood Frame 12. Has there been a previous application for a Special Permit from the Planning Board on these premises? No If so,when and for what type of construction? 13. Section of Zoning Bylaw that Special Permit Is Being Requested 55195-8, Part 1 - 55195-8 Part 3 - 55195-10.7 14. Petitioner and Landowner signature(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 Town 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 and Regulations may result in a dis issal b he.Planning Board of this application as incomplete. Petitioner's Signature: Print or type name here: e5 Owner's Signature: Print or type name here: X 15. Please list title of plans and documents you will be attaching to this application. COVER SHEET BOUNDARY TOPOGRAPHIC AND UTILITY SURVEY DEMOLITION AND EROSION CONTOL PLAN, SITE PLAN, GRADING AND DRAINAGE PLAN, UTILITY PLAN, LANDSCAPE PLAN, CONSTRUCTION DETAILS, SITE PHOTOMETRICS Page 4 of 4 120 Main Street, Planning Dept., North Andover, Massachusetts 01845 Phone 978.688.9535 Fax 978.688,9542 Web www.no0handoverma.gov i f • } PLANNING DEPARTMENT community&Economic Development Division Special Permit— Site Plan Review Application Please type or print clearly. 1.Petitioner: 701 Salem Street RT Petitioner's Address: 701 Salem Street Telephone number; 978-210-9177 z,owners of the Land: 701 Salem Street, RT Address: 701 5a em Street Number of years of ownership: 3.Year lot was created: 1996 4. Description of Proposed Project: l We are proposing to expand the existirt commercial use of 701 Salem street by using an adjacent creel of land and razing a portion of the existing building. 5, Description of Premises: General Business 6,Address of Property Being Affected: 701 Salem Street � Zoning District: General Business Assessors Map: 65 Lot#: 31 and 41 Registry of Deeds; Book M 15757 Page#: 202 7. Existing Lot: 61297 26 Lot Area(Sq. FQ: . Building Height. Street Frontage; 337' Side Setbacks: 17.4' Front Setback: 66.8` Rear Setback: 83.2 Floor Area Ratio; NIA Lot Coverage: i3% 8. Proposed Lot(if applicable): 3 21 Lot Area(Sq.Ft): 61297 Building Height: Street Frontage: 337' Side Setbacks:40.9' Front Setback: 23�.9 Ab_b_o_t/67.6 Salem Rear Setback: 53.7 Floor Area Ratio: NIA Lot Coverage: 2 1% Page$of 4 120 Main Street, Planning Dept., North Andover, Massachusetts 01846 Phone 978.688.9636 Fax 978.688,9542 Web www.northandovermamov 9. Required lot(as required by Zoning Bylaw): AFV Lot Area (Sq.Ft): 25,000' Building Height: T Street Frontage: 12V ' Side Setbacks: 40' i F r Front Setback: Z 5 Rear Setback: 50 Floor Area Ratio: NSA Lot Coverage: 35% 10. Existing Building(if applicable): Ground Floor(Sq. Ft.): 6235 #of Floors: Total Sq.Ft.: 6235 Height: 26' Use; General Business Type of Construction: Woad Frame 11.Proposed Building: 8700 1 Ground Floor(Sq. Ft.). #of Floors: i Total Sq.R. 8700 Height: 32' Use: General Business Type of Construction: Wood frame I 12. Has there been a previous application for a Special Permit from the Planning Board on these premises? No If so,when and for what type of construction? 13.Section of Zoning Bylaw that Special permit Is Being Requested 55195-8 Para I - 55195-8 Parr 3 - 55195-10.7 14, Petitioner and landowner signature(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 Town Cleric'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 and Regulations may result in a dis issal b o Planning Board of this application as Incomplete. Petitioner's Signature: Print or type name here: Owner's Signature; Print or type name here: Z:ti� 15.Please list title of plans and documents you will be attaching to this application. COVER SHEET, BOUNDARY TOPOGRAPHIC AND UTILITY SURD, DEMOLITION AND EROSION CONTOL PLAN SITE PLAN GRADING AND DRAINAGE PLAN UTILITY PLAN LANDSCAPE PLAN CONSTRUCTION DETAILS SITE PHOTOMETRICS l Page 4 of 4 120 Main Street, Planning Dept.,North Andover, Massachusetts 01845 Phone 978.688.9535 Fax 978.688.9542 Web www,nodbndoverma.aov TOWN OF NORTH ANDOVER ABUTTER LIST REQUIREMENT: MGL 40A,Sectlon 11 states In part"Partles In Interest as used In this chapter shall mean ilia petitioner, abutters,owners of land directly apposite on any public or private way,and abutters to abutters within three hundred j300)feet of the property llno of the petitioner as they appear on the most recent applieablo tax list,notwithstanding that the land of any such owner is located In another city or town,tho planning board of the city or town,and the planning hoard of every abutting city or town: SUBJECT PARCELS LOCATION OWNER OWNER ADDRESS CITY STAL ZIP 10:65 P:31&41 695&701 SALEM STREET 701SALEM STREET REALTY TRUST 701 SALEM STREET NORTH ANDOVER MA OfR45 PARCEL ID LOCATION OWNER OWNER ADDRESS CITY STAG{ ZIP 065,0.0027-0000,0 20ABBOTTSTREET LARSON,DEREK 20ABBOTTSTREET NORTH ANDOVER MA 01845 055.0-0029-0000.0 37AB80TTSTREET UMEJEWSKI,VIRGINIA 37AD0OTTSTRCET 14ORTHANDOVER MA 01845 065.0-0032-0000.0 677SALEMSTREET CONNELLY,DANI€L,J. 677SALEMSTREET NORTH ANDOVER MA 01845 065.0-0047-0000.0 674 SALEM STREET HANSON,ERIC,D.JR. 674 SALEM STREET NORTH ANDOVER MA 01845 065,0-0048-0000,0 684 SALEM STREET BUTTRESS,ANDREW 684 SALEM STRCEr NORTH ANDOVER MA 01845 06SM-0049-0000.0 667 SALEM STREET ROCH€,RICHARD).JR 667 SALEM STREET NORTHANDOVER MA 01845 065.0-0052-0000.0 61ABROTTSTREET JAMJ PAMILYTRUST 61 ABBOTTSTREET NORTH ANDOVER MA 01845 065,0-0056-0000.0 700 SALEM STREET LETOURNEAU REALTYTRUST 700 SALEM STREET NORTH ANDOVER MA 01845 06510-0058-0000.0 710 SALEM STREET GREER,JAMES,H. 710 SALEM STREET NORTH ANDOVER MA 01845 065.0-0089-0000.0 49 ADBOTi STREET JAWORSKI,RUDOLPH A,JR 49 ABBOTT STREET NORTH ANDOVER MA 01845 065.0-0168-0000.0 25ABBOTTSTREET NICOLAISEN,JOSEPH 25ABBOTTSTREET NORTH ANDOVER MA D1845 065.0-0169-0000,0 687 SALEM STREET XENAKIIS,JAMES M. 687 SALEM STREET NORTH ANDOVER MA 01845 065.0-0205-0a0a.0 32M30TTSTREET IHASANUU-AH,NAVEED 32ABBOTTSTREET NORTHANDOVER MA 01845 065,0-0206-0000A 44 ABBOTFSTREET CLARK,STEVEN F. 44 ABBOTTSTREET NORTH ANDOVER MA 01845 06500201-0000.0 56ABBOTTSTREET COGLIANO,PAUL 56ARBOTTSTREET NORTH ANDOVER MA 01845 065.0.0279-0000.0 740 SALEM STREET CHANG,WAYNE 740 SALEM STREET NORTH ANDOVER MA 01845 065.0-0280.0000.0 10 KEYES WAY DINUNZ€O,PAUL 10 KEYES WAY NORTH ANDOVER MA 01845 065,0-0282-0000.0 45 KEYES WAY AYRES,LARRY 45 KEYES WAY NORTH ANDOVER MA 01845 r This certifies that the names appearing on the records of the Assessors nfftco as of �f.X Csrtif ad by. Data / f I I MEMORANDUM To; Town of North Andover Planning Board Owner/Applicant; James M. Xenakis and Michael J. Xenakis, Trustees of 701 Salem Street Realty Trust; VIrginia, Inc. Property: 695-701 Salem Street (Map 65/Parcels 31 and 41) Date: April 25, 2019 MEMORANDUM IN SUPPORT OF APPLICATION FOR SITE PLAN REVIEW SPECIAL PERMIT AND PARKING SPECIAL PERMIT (North Andover Zoning Bylaw §195-8, Part 1, §195-8, Part 3, and §195-10.7) I. INTRODUCTION James M. Xenakis and Michael J. Xenakis, as Trustees of 701 Salem Street Realty Trust (the "Owner") is the owner of two adjacent parcels of land known and numbered as 695 Salem Street and 701 Salem Street. 701 Salem Street is presently improved with an existing multi-tenanted retail commercial building consisting of approximately 6,235 square feet of finished space, whose primary tenant is Virginia, Inc. (the "Applicant") operating business as J&M Convenience Store, J&M Fine Wines and Taki's Pizza. 695 Salem Street is presently improved with an existing single family residential dwelling which is currently used and occupied as a preexisting lawful nonconforming use and structure. The site contains 61,297 square feet (1.407 acres) of land, in total, and is designated on the Town Assessor's Maps as Map 65, Lots 31 and 41 (the "Property"). The Property is located within the General Business (GB) Zoning District within which the proposed Project uses (retail, retail not otherwise listed, restaurant and storage uses) are permitted by right but subject to the relief described below, The present Owner acquired the Property in 2019 from J&M Realty Trust, J&M Realty Trust acquired 701 Salem Street in 1995 and acquired 695 Salem Street in 2018. The Applicant has operated its existing family business at the 701 Salem Street portion of the site since circa 1998, and now seeks to raze the nonconforming residential structure at 695 Salem Street, terminate the nonconforming residential use, combine the parcels into a single lot and construct an addition to the commercial building, to expand its conforming business operations at the Property as further described herein. Site Plan Review Memorandum Planning Board (00131185;vl) 1 IL PROPOSED PROJECT The Owner and Applicant propose a redevelopment of the Property to include expansion of an existing restaurant/retail building, and the proposed redevelopment project includes the following elements; (a) Raze preexisting nonconforming residential structure and terminate preexisting nonconforming residential use; (b) Construction of 8,700+/- s.f, addition to existing mixed use retail/restaurant building, resulting in total expanded building footprint of 12,600+/- s.f. (13,550+/- s.f. of floor area including second floor space), which shall include 2,650 s.f, of restaurant space, 9,150 s.f, of retail space, and 1,750 s.f. of storage space, all as shown on the attached site plans and architectural concept plans; (c) Improvement of sidewalks and pedestrian access, as well as improvement of internal site access and circulation, with expansion of drive and access way to allow full circulation, improved loading zones and relocated curb cut on Salem Street, away from Abbott Street intersection to northwesterly end of Property, all as further shown on the site plans; (d) Improvement and construction of additional parking spaces to provide a total of 70 parking spaces, as depicted on the site plans; (e) Construction of drainage improvements and subsurface infiltration systems to stormwater and runoff as depicted and described on the site plans and as addressed in the stormwater management report; and (f) Installation of extensive landscaping around the perimeter of the Property both to improve aesthetics in and around the site, and to serve as a buffer between the property and to properties located in the surrounding area. The Site Plans showing the proposed improvements are included herewith. III. REQUIRED RELIEF Based upon our preliminary review of the proposed improvements, and the various discussions of the Applicant and other project team members with the Building Commissioner and Planning department staff, we have determined that the following relief is required under the North Andover Zoning Bylaw ("NAZB"): a. Site Plan Review Special Permit (Pursuant to NAZB, §195-8, PART 3 and §195-10.7); and b. Parking Special Permit(to be issued through Site Plan Review pursuant to NAZB, §195-8, PART 1), It is not anticipated that the proposed project will require further approvals, in addition to those required from the Planning Board, as the Property does not include any wetland resource areas within or under the jurisdiction of the North Andover Conservation Commission, and the proposed uses and redevelopment is believed to be Site Plan Review Memorandum -- Planning Board (00131185;v1) 2 otherwise "by right" in compliance with the NAZB or protected as a preexisting lawful nonconformity (in the case of the building's existing setback from Abbott Street, which is 23.9' where 25' is required.) Over the course of the past months, representatives of the Applicant have met with representatives of the Planning Department, the Building Department, Fire Department, Police Department, and Conservation Commission. The Applicant's Project was also reviewed by the Town's Technical Review Committee (TRC). As a result of those meetings and consultations, a number of their recommendations have been incorporated into the Site Plans, IV. SITE PLAN REVIEW AND SPECIAL PERMIT CRITERIA §195-8.15 and §195-10.7 of the NAZB list the criteria by which the Planning Board will evaluate the proposed project as part of its site plan review special permit process, A description of these criteria, and how the project meets such criteria, are described as follows; A. SITE PLAN REVIEW CRITERIA(§195-8.15) GENERAL a. Conformance with all appropriate provisions of the Zoning Bylaw. The proposed retail and restaurant uses are uses allowed by right in the General Business (GB) Zoning District. The project also conforms to all dimensional criteria listed in Article 7, including but not Iimited to, Table 2 (Summary of Dimensional Requirements), of the NAZB. Compliance with dimensional requirements is summarized on the Site Plans as well as on the Site Plan Review Application Form. It is noted that there is a preexisting nonconforming setback (the building's existing setback from Abbott Street is 23.9' where 25' is required) that will remain, but that the property is nonetheless being made more conforming to zoning by virtue of eliminating other existing nonconforming side yard setbacks. b. Protection of abutting properties from detrimental site characteristics. The Project provides appropriate building setbacks from the adjacent properties. The adjoining properties will not be negatively impacted by the proposed Project, in as much as the use is an existing and allowed use, setbacks to abutting properties are being maintained or increased, and substantial landscape improvements and traffic improvements are proposed to increase buffering and mitigate any impacts for the benefit of nearby and surrounding residential uses. Site Plan Review Memorandum -- Planning Board 100131185;vI 3 i ENVIRONMENTAL a. Protection of unique or important natural, historic or scenic features. There will be no impacts to natural, historic or scenic resource areas. There are no applicable historic or scenic features. The project is not located in a wetland or watershed resource area, and the project has been designed with a suitable stormwater management infiltration system to ensure that there is no offsite impact to any nearby wetland resource areas as a result of the Project. b. Adequacy of proposed methods of refuse disposal. The project includes a disposal area located on the Property as depicted on the Site Plans. The disposal area (which is an existing condition including a concrete ramp, mat and trash enclosure) will adequately handle the needs of the building, and provide for appropriate screening of the facilities. Solid waste disposal will continue to be handled by a private commercial hauler. C. Ability of proposed sewage disposal and water supply systems within and adjacent to the site to serve the proposed use. The existing building is connected to the municipal water and sewer systems available in Salem Street and Abbott Street. Sufficient capacity exists within the municipal system to accommodate the proposed projeces water and sewer needs. d. Adequacy of the proposed drainage system within and adjacent to the site to handle the increased runoff resulting from the development. A drainage and stormwater management system has been designed for the project, including catch basins, trench drains, water quality units, sub- surface infiltration systems and associated piping and grading to accommodate all increased runoff resulting from the redevelopment of the Property. All drainage and runoff systems are designed to prevent the contamination of groundwater, and drainage and runoff will be recharged onsite or in certain instances directed toward the existing municipal drainage system in Salem Street. Site stormwater will be managed in accordance with the DEP's Stormwater Management Policy and related technical guidance. Please refer to the Site Plans and Stormwater Management Report submitted with Applicant's application for additional information. Silo flan Review Memorandum Planning Board (00131185;vl) 4 i e. Provision of adequate landscaping, including the screening of adjacent residential uses, provision of street trees, landscape islands in the parking lot and a landscape buffer along the street frontage, Existing mature vegetation to rear (southerly) border is to be maintained to provide a significant natural buffer between this property and the abutting residential use to the rear. The submission also includes a Landscape Plan providing proposed landscaping within the parking lot, side yard, and front yard areas which identify additional buffering and screening areas, including various deciduous trees, shrubs and other plantings, A copy of the Landscape Plan is attached as part of the Site Plans. f. Adequacy of the soil erosion plan and any plan for protection of steep slopes, both during and after construction. An erosion control plan has been provided as part of the submission. The Property is of substantially level grade and without steep slopes, The Applicant will install and maintain erosion and sedimentation controls, including installation of wattle erosion control at limit of work, to avoid impact to any adjacent properties during construction and until stabilization of new landscaping, g. Protection of adjacent properties by minimizing the intrusion of lighting, including parking lot and building exterior Iighting. A lighting plan has been incorporated into the Site Plan as a part of the submission. Downward directional lighting will be used on both facade and light poles, with recessed bulbs or luminaires used to eliminate glare, Lighting will not cause glare and will minimize spillover onto adjacent properties or streets, as shown on Site Plan and evidenced on included photometrics plan, h. The proposed development must not present a demonstrable adverse impact on the surrounding area resulting from excessive noise, dust, smoke, or vibration which are higher than levels now experienced from uses permitted in the surrounding area. The proposed use is a permitted use where located in the General Business (GB) Zoning District, and an expansion of a previously existing restaurant and retail use already in operation at the site, The project is located on Salem Street which is a heavily travelled roadway. The Project proposes to include a combination of retail and restaurant uses that are consistent with historic use of the site. The Project layout has been designed to ensure that there will be no long-term impact on the surrounding area from excessive noise, dust, smoke or vibration, Site Plan Review Memorandum Planning Board (00131185;vI) 5 DESIGN a. Buildings shall be located with respect to setbacks placement of parking landscaping and entrances and exits with surrounding buildings and development. The proposed site plan conforms to the required building setbacks, and placement of parking, landscape, entrances or exits for this site are either preexisting or with respect to any new placement of such improvements will not interfere with any surrounding buildings of another adjacent use. The proposed building addition has been located in compliance with setback requirements, is an expansion of an existing structure, and is in fact further setback than and eliminates certain preexisting nonconformities related to a currently existing residential structure that is proposed to be razed as part of the redevelopment. b. The buildings shall relate harmoniously to each other in architectural style, site location and building exits and entrances. The architectural style of the proposed addition has been designed in a manner to complement the architectural style of the existing building at the site, and will complement the existing retail facility and is of a tasteful colonial New England design that will complement the neighboring residential properties and zoning district. An architectural elevation plan is included as part of the Site Plans. C. Screening shall be provided for storage areas, loading docks, dumpsters, rooftop equipment, utility buildings and similar features. The proposed refuse area is an existing improvement that will remain screened with an existing fenced enclosure. All mechanical, electrical and HVAC units have been either located within the building or will be suitably screened and/or located in a manner so as not be visible, or create a nuisance, to surrounding properties. d. Electric,telephone, cable t.v., and other such lines and equipment must be placed underground. All utilities will be located underground, with the exception of existing overhead electric wires running from Abbott Street to the Property. Please refer to the enclosed utility plan shown as part of the Site Plans for more detailed information. Site Place Review Memorandum Planning Hoard {00131185;v1} 6 itl e. Demonstrate that the scale, massing and detailing of buildings are compatible with those prevalent in the surrounding area. The proposed addition is designed to respect the scale and style of the existing building at the site, and consistent with applicable dimensional requirements for the General Business zoning district. Scale, style and massing is consistent with development in the surrounding neighborhood, Please refer to the attached architectural renderings and elevations for additional detail, i TRAFFICIPARKING a. The location and number of curb cuts shall be minimized to reduce turning movements, and hazardous exits and entrances. The location and number of curb cuts is appropriate for the proposed use. The driveways and the relocated Salem Street curb cut have been designed to provide improved site circulation, sight lines and traffic queuing, and allows for safe stopping distances and for safer and improved access to and egress from the site. The proposed landscaping and signs have been designed so as not to impede the available sight distances. The improvements to the driveway and site circulation will allow for full, two-way traffic circulation on site, and will also facilitate off street loading and deliveries by trucks at the rear of the site, helping to mitigate or eliminate backup and congestion resulting from presently existing conditions, including one way limited access driveway from Abbott Street, inadequate access for larger delivery vehicles and necessity for on street loading, b. Provision for access to adjoining properties shall be provided as appropriate. As described herein and shown on the Site Plans, all of the existing separate but adjoining lots in the General Business (GB) zoning district are being combined, with proposed circulation improvements to provide full access around the perimeter of the properties, designed to enhance access and circulation to both Salem Street and Abbott Street. C. Driveways shall be located opposite each other wherever possible. While inapplicable to the extent that the driveways opposite the project are residential driveways, but nonetheless the proposed relocated Salem Street project driveway curb cut will be aligned closer to the existing driveway across Salem Street. Site Plan Review Memorandum -- Planning Board {00131185;vE} 7 d. Joint access driveways between adjoining properties shall be encouraged. As depicted on the Site Plans, two adjoining properties are being combined and a perimeter driveway is proposed to be installed to create enhanced common access to what were previously two separate lots, over both 695 Salem Street and 701 Salem Street. Further access inapplicable to the extent that any remaining adjacent properties are residential and not commercial. e. Internal circulation and egress shall provide for traffic safety. Internal circulation has been designed to minimize conflicts between cars, trucks and pedestrians and to provide substantially improved traffic safety. This site does not provide direct or indirect access to minor streets servicing single-family dwellings. For the reasons described above and in the supporting documentation and Site Plans described above, the Applicant respectfully requests the Board to vote to grant Site Plan Approval of the Project. B. PARKING SPECIAL PERMIT CRITERIA 195-8.15 The Applicant proposes on-site parking which both meets the needs of persons to be employed or to make use of the services to be provided at the Property, while at the same time promoting better site design through the use of flexible parking standards as described below. As more particularly shown on the Site Plans, the proposed project would provide a total of 70 spaces where 72 spaces would be required in accordance with the §195-8,4 and the Table of Off-Street Parking Regulations. The Applicant feels that a Special Permit resulting in a reduced number of proposed parking spaces is appropriate given varying peak demands of the various proposed uses on the Property. In addition, it is noted that there is availability of additional adjacent municipal parking along Abbott Street in an area where there is not other competing public parking demand. Accordingly, and in conjunction with a reduction of parking spaces based upon projected uses and additional municipal parking availability, the parking at the Property will not cause detriment to the surrounding neighborhood since the proposed parking will be adequate for the site and will not increase traffic congestion or queuing or otherwise result in unsafe conflict of motor vehicle and pedestrian traffic. Specifically, as further depicted on the Site Plans, the proposed parking spaces and maneuvering aisles will meet the minimum dimensional standards described in §195-8.5 of the NAZB, and will comply with standards for; vehicular and pedestrian circulation; driveway egress points; surfacing, drainage and curbing; loading; and, lighting. Site Plan Review Memorandum -- Planning Board (00131185;vl) As noted above, the Applicant is requesting relief from certain parking standards as authorized under §195-8.8 of the NAZB as part of the Site Plan Review Special Permit process, and described below. (1) Common Parking Areas and Multiple Use Facilities 195-8.$ 5 The Project will involve a combination of retail, restaurant and storage uses on the Property, and many of the uses will have varying peak parking demand. The hours, days, or peak parking or loading demand for the uses are so different that the proposed number of Project spaces will provide adequately for all uses or activities served by the parking facility, and the location of the parking facility in relation to the uses proposed to be served by it is appropriate. More specifically, the restaurant use for Dunkin Donuts would require greater parking in mornings with lesser demand in afternoons and evenings, whereas the restaurant use for Taki's Pizza would require greater lesser parking demand in mornings parking with greater parking demands in afternoons and evenings, which supports the proposal for the reduced parking demand. (2) Reduction in Parkin 195-8.8 7 In addition to the common parking spaces noted above, the Applicant is proposing to reduce the number of parking spaces to 70 spaces, representing a 2.7% reduction of the total number of spaces otherwise required under the Table of Parking Requirements in §195-8.4. Based upon the projected parking usage and other mitigating factors, such as availability of additional municipal/public spaces, the Applicant feels that such lesser amount of parking spaces is justified, Accordingly, based upon the Site Plans, and other information filed with the Board as part of this hearing, the proposed parking adjustments identified above will not cause detriment to the surrounding neighborhood through increased traffic volumes, will not result in increased congestion or queuing and will not result in any unsafe conflict of motor vehicle and pedestrian traffic. For these reasons, the Applicant respectfully requests the Planning Board to vote to approve these parking and access adjustments described above, and depicted on the Site Plans as part of its Site Plan Review Decision, C. SPECIAL PERMIT APPROVAL CRITERIA I95-10.7 §195-10.7 of the NAZB provides that the Planning Board shall not approve any such application for a Special Permit unless it finds that in its judgment all the following conditions are met. The following lists the criteria and how these criteria are met. a. The specific site is an appropriate location for such a use, structure or condition. site Plan Review Memorandum -- Planning Board (00131185;v1) 9 As the property is properly zoned for retail and restaurant use and is in fact currently used for such uses, the site is an appropriate location for the proposed Project. The site design compliments the surrounding uses and provides for sufficient traffic and circulation improvements. b. The use as developed will not adversely affect the neighborhood character. Again, the property is properly zoned for retail and restaurant use and is in fact currently used for such uses. The Project provides appropriate building, landscaping and screening set back from the adjacent residential properties. The character of the architectural style of the proposed building addition will complement the architectural style of the existing building and surrounding properties. Accordingly, the proposed uses are well suited for its proposed location. C. There will be no nuisance or serious hazard to vehicles or pedestrians. Driveways have been located to provide for the best available sight distance. Site improvements have been designed to maximize on-site and off-site safety. d. 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, municipal sewer and other utilities that adequately address the needs of the Project. Stormwater management facilities will provide adequate treatment of stormwater in accordance with applicable requirements. e. The use is in harmony with the general purpose and intent of this Zoning Bylaw. In addition to the reasons described herein and as shown on the Site Plans and other information submitted as part of the site plan review process, the proposed use is in harmony with the general purpose and intent of this Zoning Bylaw for the following reasons. First, the location of the proposed Project is ideally suited to add additional retail and restaurant uses to complement an existing use, and provide additional access to needed convenience in this area of North Andover. Second, the project allows for substantial improvement to access, including curb cuts and circulation, for the existing site to increase safety, and the Project will substantially enhance the aesthetics of the Property with new building design, landscaping and screening. Third, it will be a substantial economic benefit increasing tax base for the Town. Lastly, the project, as shown on the Site Plans, complies with the Zoning By-Law For these reasons, all of Site Plan Roview Memorandum Planning Board (00131185;vl) 10 E 6 i i the proposed improvements and enhancements noted herein are in harmony with the general purposes and intent of the North Andover Zoning Bylaw, V. REQUEST FOR APPROVAL For the above reasons, the Owner and Applicant respectfully request that the Planning Board make the required findings and conditions described under the North Andover Zoning Bylaw, and grant the Owner and Applicant's request for a Parking Special Permit and Special Permit for Site Plan Approval. Sile Plan Review Memorandum -- Planning Board (00131185;v1) i� i i Respectfully submitted, 701 Salem Street Realty Trust, and Virginia Inc., By their attorneys, Brian G. Vaughan, Esq. Smolak & Vaughan LLP East Mill, 21 High Street, Suite 301 North Andover, Massachusetts 01845 Tel. (978) 327-5217 Fax (978) 327-5219 Site Plan Review Memorandum -- Planning Board {00131185;v1) 12 F� Ii t4 TOWN OF NORTH ANDOVER ABUTTER LIST i REQUIREMENT: M61-40A,Section 11 states In part"Parties In Interest as used In this chapter shall mean the petitioner, abutters,owners of land directly opposite on any publ It or private way,and abutters to abutters within three hundred(300)feet of the property line of the petitioner os they appear on the most recent applicable tax list,not wRhstanding that the land of any such owner Is located In another city or town,the planning board of the city or town,and Also planning board of every abutting city or town." SURJECTPARCELS LOCATION OWNER OWNERADPRESS CITY STAG TIP M!65 P;31&41 695&701 SALEM STREET 701 SALEM STREET REALTY TRUST 701 SALEM STREET NORTH ANDOVER MA 0184S PARCEL ID LOCATION OWNER OWNER ADDRESS CITY STAE ZIP 065.0.0027-0000.0 20 ABBOTT STREET LARSON,DEREK 20ABBOTTSTREET NORTH ANDOVER MA 01845 065.0-0029-0000.0 37ABBOTTMEET UNIEIEWSKI,VIRG{NIA 37ABBOTTSTREET NOW ANDOVER MA 01845 065.0-0032-0000.0 677SALEMSTREET CONNELLY,DANIEL,J. 677 SALEM STREET NORTH ANDOVER MA 01845 06S.0-0047.0WOM 674 SALEM STREET HANSON,ERIC,D,JR. 674 SALEM STREET NORTH ANDOVER MA 01945 065.0-0048.OD00.0 684 SALEM STREET- 8U17TRESS,ANDREW 684 SALEM STREET NORTH ANDOVER MA 01845 065,0-0049-0000,0 667 SALEM STREET ROCHE,RICHARD J.JR 667 SALEM STREET" NORTH ANDOVER MA 01845 065,0-0052-0000,0 61ARROTTSTREET JAMJ FAMILY TRUST 61 ABBOTT STREET NORTH ANDOVER MA 01845 06510-0M6-0000.0 700 SALEM STREET LETOURNEAU REALTY TRUST 700 SALEM STREET NORTH ANDOVER MA 01845 065.0-0058-0000.0 710 SALEM STREET GREER,JAMES,H. 710 SALEM STREET NORTH ANDOVER MA 01845 065.0-0089.0000.0 49 ABBOTT STREET JAWORSKI,RUDOLPH A,JR 49ABROTTSTREET NORTHANOOVER MA 01845 065.0-0168-0000.0 25ABBOTTSTREET NICOLAISEN,JOSEPH 25 ABBOTT STREET NORTHANDOVER MA 01845 065.0-0169-0000.0 687 SALEM STREET XENAKTS,JAMES M. 687 SALEM STREET NORTH ANDOVER MA 01845 065,0-0205-OMO.0 32ARBOTTSTREET IHASANULLAH,HAVEED 32 ABBOTT STREET NORTH ANDOVER MA 01845 065.0.0206-OM.0 44ABBOTTSTREET CLARKSTEVENF. 44ABBOTTSTREET` NORTH ANDOVER MA 01845 065.0.0207-t1000.0 56ABBOTTSTREE'T COGUANO,PAUL 56AB80TTSTREET NORTH ANDOWR MA 01845 065.0-0279-0000.0 740 SArEM STREET CHANG,WAYNE 740 SALEM STREET NORTH ANDOVER MA 01845 065,0-0280-0000.0 10 KEYES WAY DINUNZIO,PAUL 10 KEYES WAY NORTH ANDOVER MA 01845 065A-0282-000D.0 45 KEYES WAY AYRES,LARRY 45 KEYES WAY NORTH ANDOVER MA 01845 This certifies that the names appearing an the records of the Assessors mica as of Cert(ftrA by, bate '/ I 3 3 1 i SITE PLAN SET FOR PROPOSED MIXED USE EXPANSION 695 & 701 SALEM STREET LOCUSPLAN NORTH ANDOVER, MA 01845 AATE SHEET SHEET `"7-� DATE REVISED V4119SER ➢ESCRIPTlON ® PREPARED BY: 04104CO19 - 1 COVERSHEET Olr,Jl,'o19 02A212019 2ouN DAP Y.TOPOGRAPHIC&llMLTY SUPv61' `"*y ,rN r'I CIVILDESIGN 04104C019 - 3 DEMO=0N AND EROSION CONTROL PLAN O4r04C019 - 4 SITE PLANGROUP,- LLC 04rO4!_`o19 - 6 GRADING&DRALVACE PTAN � �+'0!j - , �.�+ OVD40019 - 6 MILMPt.nN ! i 04104LO19 - 7 IANDSCAPEPL✓\N II 21 HIGH STREET SUITE 207 a4ia4r_a19 - x CDNBIRuCnDNDET.IIIS r 1 NORTH ANDOVER,MA 01845 1 S 1'I www.cdgengineering.com o-uo4rot9 9 CONSMUC70NDETA11S v- j." p-973-794-5400 auaar_o19 - 1a CONSTRUCnONDErAIS — f:978-965-3971 Wo4Co19 - It CONSTRUCTION DETnILs �/ -mm .:-_-_� '� f CONTACT:F-1-MM HENRY,P.E. 0a 04C019 - 12 i CON3TRUCnONDErAMS Nasr_ol9 - Aiot PROPOSED ADDITION ^= ! If ____ PREPARED FOR. a aeral9 &l.o SITEPHOTO\=- CS - VIRGINIA,INC nrorroRco�tircrno - -- 701 SALEM STREET —1 _-- -----71- NORTH ANDOV3ER,MA 01845� � Ne+adc muo sr� OVERALL LAYOUT PLAN SCALE!1°44(Y _ e PROPERTY: NnMCLPALTTY CONTACTS: 695 C 70I SALEM STREET pgplp 1t>�1aRr,P� NORTH ANDOVER,MA 01845 �EPAATIUENT CONFACI 2t1;)NEJ!l�A!9B 9911RFcc = Pueuc wows 41M mmra s7a-fias-a9s0 ea o 000-m.roaM.po T �. OWNER OF RECORD: Ro CONSULTANTS- ASSEssoR t-v M-k"ES P78-699-9566 tzo swav—.Homes.N—.Na 701 SALEM STREET REALTY TRUST C0VE'R S E'T FIR LAM E WIL MCCARTHY M-688-9590 M WMED 0 k .Noa NIoOKJ�.Yn 701 SALEM STREET SURVEY: ARCMTECT: NFALTN ORM LAZRASSE 978-988-9540 en MNN.4TAf1T.Noma m0ov aA NORTH ANDOVER,MA 02845 L>vCSQIIE reOMA-ncs tNC 1D lAGRA55E AND ASSOCIATES PLaNr+lwc JFAN ENRscxr 978-6aa-9s3s :xo,..„.:mm.Homes+'+x,2n.uo 43 CLENDALE ROAD ONE ELM SQUARE POLICE CKARLES OW 978-680-5I 68 Las n99o9 Srrsr.Nmrm MC—w 4 STt1RSRDJGL-,MA 01518 ANDOVER.MAOISIo Tam,CLERK JOYOE 9RcOSHAw 978-688-9500 'n wa-=. MICHAELXENAKIS .[L SO&868-0041 978-470-3675 wn7rn&s�OwccraR TIMOI`W to Ll 91a 585--os5o O6a=COD ,wo�w 695 SALEM STREET ENOINEERINC -Do"L uA CONTACT-3OE LEVESQUE PCS CONTACT:THOMJS GALVPI,n1A.]:CARS -- -- - NORTH ANDOVER,MA 01845 rx pevrcr 1, tapyl rter wtc cawur ` w .. rau.r..rol�uo�.wu.>,.a.wer..w,�oe„a ar,xEmwo.� 5 t Lute ravamnvoruwrr PxxTrxe«o.» .u. � «�Kr ,eluw ` 1 ye O" �nutlmi`�irmoixKKwf[icrri�utdWe WT'k w»x �T��xnordroil�exermr.x[.xui�wxTrµomrtae�m«�emurcr ene r •.duVu nP�veuaeyeH:fro�mN®.oumvau(rowlo`.wum y� h' fin' ° SwIL ` rr.Wubnw>tprL[�"IG'�romuuDPmfaemMnMwnttaY.uYmhWluMrr.r�.� ! ^upl "�rry� Rc Mr � 4d ' v uaxnr �n^i t] a io m ,N yrJ'r x - mwnic scut..rrx+ ` uarxeuss n r.n.xonuo . : xeouR« .ew«io... �s eb mn a.e.c� uxrxewxnunxwracz maerxr«onme+wnnien onrea�urE x,rm.wonvnrurrc �' 'YdI. � � ��"' : '�� Mo.�.ar.o`�a`�`n,.ml�xi: °TM°� > r�srux.wnauwum e,ae iI J T J� - /'�'+.� exam •azr:rn.mir«c. .xe xrne xamenxamr nm rnr eQe>.nnu`°xn `mc.x+«teaco.ursn .ky wu eTs .h"' ,r.ewr.,rw...omeo rxe xom,w+eeax tx ao>.mMnr.:.w.. r °"' 4 �i �.rs�r' %r6 ^ = / ermd�°°`w.P�."�e au'°o'�x�a`:«e"�"uPme 1"° y 4 \ s 4Rs s trnrar� "" � u•�, am. evxrxa..aec.ua rx>era,arrnxerueuu,uaunecueolww.wn_ I .d �J � y 9 r�� p"�1 tFaExn �y � a'i I �,. ® °� '+�.w d Wr,A'I OSEPQ SL£V ❑e m,PIS � d� �^� �_rY" `P* •py MA�RWM[R}9 LU➢WAS4EYOPJAWO 1 r �`� �i t" 8/ `_�i� �� PRPIRD FLk x.w ,�«P:u.,,>,. ' sso a' ...� °w�, •w (` � 701 SALEM STREET ! •� \ .,� NORTH ANDOVER,MA 01845 7 eNm_\4+ 1 cSALEM e STREET& I I I r, ABBOTTSTREET �— �� �^'.a• / RR y� .W i y+ 1 MAN 65�Lbr511&dl a �[kcv«aY�U! sli 1 Y 44a y r.f � rr i '1 1Y15Vh bVhr00.Tl[tiV16VER �..rw fur �^D 4 4 � � we a� � � I dr �}' p•ss ��� �e tr t evMmonu�cnc'iltaueuvsheneRlr[s --v I � aw.y� �.sw.ra ! ..r� �� •� � '�. v .unra. rrseJam an CIVII.DESIGN oo GROUP,I.I.0 7 r C '" .I cbox mce¢r.sur¢am y������f]r V aw �•1J IXf w' \ � �° .YORTii ANDOvp,ILN.q 0itW5 °x+"R,=`�-rsa• s�"°��y�y ae 1�� �"° a,y ��l e �+ '""� y:vix-roasa�ooc�n�rsePm w w Iltb Rd s L e a,r �mmul m� LEVE'SC�UE Za, G£DMATiCS INC w P" �'^ � F °4` ns OLENMIS aono r dd s msaearoae arA oulx as r• as r.n�r. `°' �� PH:50&N6&OMl SALEK STREET BOUNDARY, Tor 1LQF0 �n i4" [WWG.6CwIPE.tPo9 WIlNr+'lA+'OlR1 TOPOGwffiC& lie U'I'ILJITYSURVEY 2 Ca on4rrCr t9mf .......... ................ . ............................ . ............................................ SM DEMOLITION&EROSION COMOL NOTES M M LIM J01MA=12 mfT M=TPITDA TA oF FMW 0,--#LJIRI--�j 41-=4—t- PLAlraE7r Or=PLPCEtom MI!'!➢E9WrAct A MW LK UALL W m mnunw aura ral slmwa a lean nwsrcJe.Omar YLFIM'o ra:sourcc.w,wrtm mxa a rxawr a s� or � a,.- -�'s'•ti _ tax txurx� ,,/////// 1 0 ,a m DC—M ZQM'AwrMIA, PXo rxc.I.t xs`�i Wort y a"`aNufr nwr�t"cL�s�no�•'m�`"'°"9 /� .r� ::"�:"':.:e:.s::;::;::=�ss®`tlurafom c m'� 7 1 :«M::•.�=:^.`f' "�'."�. s��,r.-.; �y_ �r sup :m{xmnwa al�i"s.M. /`�G q•.rg'�::-:'-•. -- �.:i:;��:•: '`��- F[ '� : "-.��:1rzr. ��:-- ArvrY m�Mmm vz-, --57 PHILIP R=NAY,Pj- x m % VIRGDa�,,INC Fr�l .rf UWa 70INALMIS7= I NORTHAMVMMA91345 2— "17; Np= • M�Mff, X gi VOANSION -14 UL PROPOSED MM USE NOM�WYMNIA01345 PAR= =UK Ci\,mDEsiG--, R:c: 'j GyRoup,LLC �j Mu 9 IMN ppo MN PMRr nLwnav F Zmm v SOD"-" .e DFMOLMON& M Mstll EROSION CONTROL PLAN .................... =��UN[ ------- - T'. )p CG�NI u GENERAL NOTES 2ON NFNFOWATIOW PAU-NG&LOA—nMMO._— t• ZCNWG tlApt AY'01AuoVNe"llir il' Y 1W mlgxomx umP.0 \arFOR COvslxacnos o woe$& cP%�S cx rxc W.MAD ��.rx m. n am ire�nc Asyso�wl,Mn m1ui t�os,vcns. vw,w.uu ucco sr, s19s>s sr. Ho auxcc z rt°`�`-Et n"w alum euaxas eo a nee wo uw.a mox s e1v a au WAIT ass/lmo c -9w a+I.mo s+9 a s R�vtce m WAe ^ aN wa uauert Q oupi6ng8 `I"oYwB o�1gq44px�yPuk'u°o4'«"A" a u rmn ou' my No"cc o1°as'/faw'�u:uauus° w� � wvw5t"P ro uw,rr:,rain s' vx'f 1 msi W-Dq ww.rr mew xa as wA•s ,swa t / `` I ° wf�P', 6�'y'Sa'�Ma�P �.a o Is.n'x t.'wa `1 ux Ar:aAwf A0• wxrA ssrs Sn p,pLVu r1e s u°nw n yonuu�"�t.woxw'w:°wn rox FA_rld. YAt 9lNllK:NFriM IS 9C3 S]'! MUM � / .WY ��,• r' w°�corwu"�i�'�4oi1rcarlsn fwc mv�cc as tsrt zlz: RE1'iOCE s 8 u"uAuMA� r TME�...N.�yyw� WX,fIDOA MV.Mip WA WA WA Rl-S V� f+Ca41,a(a JlMuuu fl a1—wFwi— SITE LAYOUT NOTES LAND COVERAGE CA1C[lLAT1ONS I' A ammo r a xes uiiaxiw rtm°w! uoclG,�u2caws +mAO.Acv uwnn�s (, SIixC xtm]we %~� ~ rusmrs.ruufx%G m mwr Me' ,I x M— R7-8 -,.'`1"Ya i x m aAvwPwr sfuA xC WxA4 laari's aI9GWm[ x Al a +yx A»r.c NORTH ANDOVER FIRE TRUCK ,Ix PAontam r r^ �' A.mvmr rxu uw.x A s cs a " i' x�'i s o� 1r �s voxAlmuc a r01w A w �+4+x s R7-Bc L At Iv WE :axa � !� &5 CC, 87 SB 69 .. xcx�uarssdez Pamuwaw P mmuc Buz oivaaoxs A: uuh j / Lbw X i a sc I Pax A9a�m0 x a (AASIITO EQUIVALENT DESIGN / rJ%�h sw i � VEHICLE-BUS 45) 70 A, PAWIOR I.I=c GAu A[T mot x T tcxa mTReT �0!.� 52 53 54 55 58 57 58 59 60 81 E2 ' ] f I McAm 8(: J[ ]. yr[ qa5 axyA A[t5'w'tS wa 9lIlA 1JJ1rS',AWi.AC I IN 1 �p�F` `�:., «.5� r p m. qrt �iN l 5�Ry�PyL�WyFOA IFrvGRi�a�pDgO��py0.� IIJ{ b" P� GSAIIC M.V'10llAIC CQYWflC� � � � �-� r yR ,ww a .w�,na PAexuc v: vwL corr;sr bF e=5 '. % 4 our xm s0ovlcE / .a4�a ura rl+Imc IMpN m ovu.uw vo0xc caw Atww .vuuste wAa m K sPAcm fa''iuCPa� . o°sWi1�Pc0ux x>Qr1CU u a 0ecx¢weu. o s a>" �'•� - Iw(s f ee`mr6nA°a t"r�'vAi� un'" "'Si rc xor ar °y rnw{sst e Ic. xwrm)Falr c0lrn wA:Irc Ry m' / f N lw.y .Rv PROP45fll HIl1[9MC E7a'�ANSP6N 11,ALL MT WC4K'ArIHIN Sk[AIGHf ri RAY;1011 Comw TOOm'IINCp�n J✓i� 'FroiKtsRm ro IpMIN -, 8.7 S.F. uWICPH/SA1Sr sTwxawOx. - / m Jf' NmE E7=NG 5 LDM W!YAN .� FF.156,26 r` fir•,"" fi6Y`,,v f / n 3A S.F.(RRST POOR) 1v Po�uir." -ruA+•vu� irnl> iwc i I 9Wt SF(SECOND Fl90R} Y Ir]l w0n'cn Olaris YFIiL1P R 11r.'RY,T4 }—�•.-� �,19p0„or '/� ,J..- ff`561D3 u�nc�munrlc / �,•1 1a ar r y A �" ��'�/ � 1 oealxc �.. -� .� Isg wRaxRCAlwr-rurcsl xx-z -a Wawa a PAOAWP Prr 'G5ti t`°"a ° % t,% Rxw 114C vAcr rFunrt Parirn <R!r ° Ar, du M� In Iwc °o 7minmc aaeI,- Om.or fel r„ N l VQ2GINIA,IIIC. 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