HomeMy WebLinkAbout2023-02-28 Amended Application SPR, CDD 3 & Parking Special Permits OLA U � John T. Sr��ot tk, tssq.
T: 978-327-5215 1 F: 978-327-5219
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November 3, 2022
BY HAND AND VIA EMAIL
Eitan Goldberg, Chair
Planning Board
Town of North Andover
120 Main Street
North Andover, MA 01845
RE: Applications for Site Plan(Amended), CDD3 and Parking Special Permits
Applicant Et Owner: Extra Space Properties 104 LP
Property: 1701 Osgood Street (Assessors Map 61, Lot 66)
Dear Chairman Goldberg and Other Board Members:
On behalf of the Owner and Applicant, Extra Space Properties 104 LP, enclosed for
filing with the Planning Board are two (2) applications for Amended Site Plan, along with CDD
and Parking Reduction Special Permits for the Applicant's proposed construction of a second
self-storage warehouse building along with associated improvements to be located at 1701
Osgood Street. The current self-storage building at the Property was approved by Site Plan
Review Special Permit granted by the Board in 2000, and by this Application, seeks to construct
one additional self-storage warehouse building on the Property.
In connection therewith, attached please find the following enclosures for each
separate application:
1. Two (2) time-stamped copies of the Application for Amended Site Plan, as well as
Corridor Development District, and Parking Special Permits, with the original
application filed with the Town Clerk's Office, including;
2. Memorandum In Support of the Application;
3. Stormwater Management Report;
4. Traffic Memorandum;
5. Owner Authorization;
6. Tax Compliance Certification;
7. Filing and peer review fees; and,
8. Certified Abutters list, related mailings, and postage.
An electronic version of the materials is also being transmitted. Please contact me
should you have any questions or require additional information. Thank you.
Sincerely,
/& W
John T. Smolak
JTS/
cc: Jean Enright, Planning Director
Dawne Warren, Town Clerk
Distribution List
(00242906;Q)East Mill, 21 High Street,Suite 301,North Andover, MA 01845
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PLANNING DEPARTMENT
Community& Economic Development Division
Special Permit ® Site Plan Review - Application
Please type or print clearly.
1. Petitioner: Extra Space Properties 104 LP
Petitioner's Address:c/o Storage&Distribution Group, LLC,31 Border St„ Cohasset, MA 02025
Telephone number: (617)615-7470 Attn: David Williams
2.Owners of the Land: Extra Space Properties 104 LP
Address: 2795 E.Cottonwood Pkwy,#400,Salt Lake City, Utah 84121
Number of years of ownership: 7 years
3.Year lot was created: 1978
4. Description of Proposed Project:
Proposed construction of a 3-story self storage facility building adjacent to a previously approved 3-story self-storage
building,alonq with parking, loading, landscaping and associated improvements located on the east side of Osgood
Street on property known and numbered as 1701 Osgood Street.
5. Description of Premises: Real property consisting of 3.02 acres located on east side of Osgood Street
6.Address of Property Being Affected: 1701 Osgood Street
Zoning District: Corridor Development District 3(CDD3)
Assessors Map:61 Lot#: 66
Registry of Deeds: Book#: 14275 Page#: 201
7. Existing Lot:
Lot Area(Sq.Ft): 131,385 s.f. Building Height:<45 feet
Street Frontage:290 Feet Side Setbacks:26.60 Feet
Front Setback: 91.20 Feet Rear Setback: 403,59 Feet
Floor Area Ratio: 0.38 Lot Coverage: 39%
8. Proposed Lot(if applicable): N/A
Lot Area(Sq.Ft): Building Height:
Street Frontage: Side Setbacks:
Front Setback: Rear Setback:
Floor Area Ratio: Lot Coverage:
Page 1 of 2
120 Main Street North Andover, Massachusetts 01845
Phone: 978,688.9535 Fax: 978,688.9542 Web: www.northandoverma.gov
9.Required Lot(as required by Zoning Bylaw):
Lot Area(Sq. Ft): 108,900 s.f. Building Height:45 Feet
Street Frontage: 250 Feet Side Setbacks: 20 Ft(30ft abutting residential)
Front Setback: 15 Feet Rear Setback:30 Feet
Floor Area Ratio: 0.75 Lot Coverage: 70%
10. Existing Building(if applicable):
Ground Floor(Sq.Ft.): 16,698 s.f. #of Floors:Three_(3)
Total Sq.Ft.:50,094 s.f. Height: <45 Feet
Use: Self Storage Warehouse Type of Construction:steel frame
11. Proposed Building:
Ground Floor(Sq. Ft.): 16,360 s.f, #of Floors:Three(3)
Total Sq.Ft. 47,244 s.f. Height: <45 Feet
Use:Self Storage Warehouse Type of Construction:steel frame
12. Has there been a previous application for a Special Permit from the Planning Board on these premises?
Yes, If so,when and for what type of construction?9.1.20;Site Plan SP; Self Storage Warehouse
13.Section of Zoning Bylaw that Special Permit Is Being Requested Article 8, Part 4;Article 16;Article 8, Part 1,
1& 95-8.8.:and,Article 10, §195-10.7A,of Chapter 195
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 dismissal by the Planning
Board of this application as incomplete.
E a S ace P operties 104 LP, by its General Pa ner, E tra Spac Properties 155 LLC
Petitioner's Signature: -�
Print or type name here: \I �//�l �1Zb/� 3 d 1l 114 r7
tr Space Prggerties 104 LP, by its General Partner, Extra Space Propertiep 155ILC
Owner's Signature: /
Print or type name here: l " 1
15.Please list title of plans and documents you will be attaching to this application. See attached
Memorandum, Site Plans and Specifications attached.
Page 2 of 2
120 Main Street North Andover, Massachusetts 01845
Phone: 978.688.9535 Fax: 978.688.9542 Web: www.northandoverma.gov
Town of North Andover
Planning Department
Community&Economic Development Division
120 Main Street
North Andover,Massachusetts 01845
Town of North Andover Planning Board
E: Application for Special Permit (CDD3)
0 Mimi
Please type or print clearly.
1.Petitioner:Extra Space Properties 104 LP
Petitioner's Address:c/o Storage&Distribution Group, LLC, 31 Border St., Cohasset, MA 02025
Telephone number:(617)615-7470 Attn: David Williams
2.Owners of the Land: Extra Space Properties 104 LP
Address: 2795 E. Cottonwood Pkwy,#400, Salt Lake City, Utah 84121
Number of years of ownership: 7 years
3.Year lot was created: 1978
4. Description of Proposed Project:
Proposed construction of a 3-story self storage facility building adiacent to a previously approved 3-story self-storage
building,along with parking,loading, landscaping and associated improvements located on the east side of Osgood
Street on property known and numbered as 1701 Osgood Street.
5. Description of Premises: Real properly consisting of 3.02 acres located on east side of Osgood Street
6.Address of Property Being Affected: 1701 Osgood Street
Zoning District:Corridor Development District 3(CDD3)
Assessors Map:61 Lot#: 66
Registry of Deeds: Book#: 14275 Page#: 201
7. Existing Lot:
Lot Area(Sq.Ft): 131,385 s.f. Building Height: <45 feet
Street Frontage: 290 Feet Side Setbacks:26.60 Feet
Front Setback: 91.20 Feet Rear Setback: 403.59 Feet
Floor Area Ratio: 0.38 Lot Coverage: 39%
Page 1 of 3
120 Main Street,Planning Dept.,North Andover,Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 Web www.northandovermo.gov
8.Proposed Lot(if applicable): NIA
Lot Area(Sq. Ft): Building Height:
Street Frontage: Side Setbacks:
Front Setback: Rear Setback:
Floor Area Ratio: Lot Coverage:
9.Required Lot(as required by Zoning Bylaw):
Lot Area(Sq.Ft): 108,900 s.f. Building Height:45 Feet
Street Frontage: 250 Feet Side Setbacks:20 Ft(30ft abutting residential)
Front Setback: 15 Feet Rear Setback:30 Feet
Floor Area Ratio:0.75 Lot Coverage:70%
10.Existing Building(if applicable):
Ground Floor(Sq. Ft.): 16,698 s.f. #of Floors:Three(3)
Total Sq.Ft.:50,094 s.f. Height: <45 Feet
Use:Self Storage Warehouse Type of Construction:steel frame
11. Proposed Building:
Ground Floor(Sq.Ft.): 16,360 #of Floors:Three(3)
Total Sq.Ft. 47,244 s.f. Height: <45 Feet
Use: Self Storage Warehouse Type of Construction:steel frame
12. Has there been a previous application for a Special Permit from the Planning Board on these premises?
Yes. If so,when and for what type of construction?9.1.20:Site Plan SP;Self Storage Warehouse
13.Section of Zoning Bylaw that Special Permit Is Being Requested Article 8 Part 4'Article 16:Article 8 Part 1
195-8.8.;,and,Article 10,§ 195-10.7A,of Chapter 195
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 firom 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 dismissal by the Planning Board of this
application as incomplete.
xtr Space ert' s 104 LP, by its General Pa ner, Extra pace Properties 155 LLC
Petitioner's Signature:
Print or type name here: a 4-pi-
��� L14A awtttw,
tra pace Pro ies 04 LP, by its General Partner, Extra Space Properties 155 LLC
Owner's Signature: - ,el
Print or type name here: DeIq
le-
15.Please list title of plans and documents you will be attaching to this application.See attached
Memorandum,Site Plans and Specifications attached.
i
Page 2 of 3
120 Main Street,Planning Dept.,North Andover,Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 Web www.northandoverma.gov
r.
PLANNING DEPARTMENT
lain ding Conserv,,Aon With Planning Stevens EsWe Zoning
Of Payment of Munic.ipal T'ax(-.,s, Fee,,'s, Assessn"ierits,
Bettc�rnients and Other Municipal Gharges
The Town of North Andover General Bylaw Chapter 129-1, provides that any application for a
permit or license may be denied, suspended or revoked if the holder thereof has failed or
refused to pay any taxes, fees, assessments, betterments or other municipal charges. By
signing this application, the applicant represents that he or she has paid all such taxes and fees.
I
certify Linder the penalties of perjury that to the
best of rhy knowledge and belief, I have not neglected or refused to pay any municipal taxes,
fees, assessments, betterments or any other municipal charge including amounts assessed
Linder the provisions of section twenty-one D, or am not applying for a license or permit with
respect to any activity, event or other matter which is the subject of such license or permit and
which activity, event or matter is carried out or exercised or is to be carried out or exercised on
or about real estate whose owner has neglected or refused to pay any local taxes, fees,
assessments, betterments or any other municipal charge.
Signed under oath:
N'a' m..e
97P) riwond_Pkw L#Affl, SLC, UT 84121
Address
Does the Property Owner own any additional property in North Andover(Yes or No)?
If yes, please list the property address of any additional property.
Property Address: 1701 Osgood Street
N Andover MA 01845
North Andover Tax Collector Signature
Name
Date
TOWN OF NORTH ANDOVER PLANNING BOARD
APPLICANT &
OWNER: EXTRA SPACE PROPERTIES 104 LP
PROPERTY: 1701 OSGOOD STREET (Map 61, Lot 66)
MEMORANDUM IN SUPPORT OF APPLICATION FOR
AMENDMENT TO SITE PLAN APPROVAL, CORRIDOR DEVELOPMENT
DISTRICT 3 (CDD3),AND PARKING SPECIAL PERMITS
(Article 8,Pant 3[Site Plan Review];Article 16[Corridor Development District]; (Article 8,
Part 1, §195-8.8. [Special Permit—Parking); and,Article 10,§195-10.7A [Special Permit-
General], of Chapter 195--North Andover Zoning Bylaw)
I. INTRODUCTION
Extra Space Properties 104 LP (the "Applicant" or"Extra Space") is the owner and
applicant requesting Planning Board approval of the construction of a proposed self-storage
warehouse building(the "Proposed Building") to complement an existing self-storage warehouse
building (the "Existing Building") located on an approximate 3.02-acre site known and
numbered as 1701 Osgood Street (the "Site" or"Property"). The Applicant intends to construct
a separate warehouse and storage building of approximately 47,244 s.f. which would be located
to the rear of the Existing Building on the Property. The Existing Building was approved by the
Planning Board in 2000. No changes are proposed to the Existing Building. The proposed
project, which includes the Proposed Building, along with upgrades to parking, access, utilities,
stormwater management, lighting, landscaping and other associated improvements on the
Property, along with the Existing Building, is more particularly shown on the site plans and
specifications (the "Site Plans") attached hereto as Exhibit F(collectively, the "Project").
Although approximately 2/3 of the Property is located within the Corridor Development District
3 (CDD-3) Zoning District, with the remainder of the Property zoned within the Residence 2 (R-
2) Zoning District, the Project and related improvements are located entirely within the portion
of the Property within the CDD3 Zoning District. The Owner has owned the Property since
2015.
Existing Site
The 3.02-acre Site known as 1701 Osgood Street(and formerly known as 1679 Osgood
Street), includes an existing single building of approximately 50,094 square feet(s.£) in size
along with parking and other improvements shown on the existing conditions plan. The Existing
Building has been continuously used as a self-storage warehouse building, along with parking,
landscaping, lighting and associated improvements for approximately 20 years (the "Existing
Building"). The Existing Building obtained a Site Plan Special Permit from the Planning Board
by Decision, dated September 8, 2000, a copy of which is included in Exhibit C (the "2000 Site
Plan Decision"). At the time the 2000 Site Plan Decision was issued and the Existing Building
was constructed, the portion of the Property on which the Existing Building and related
improvements were was built was zoned Industrial S (I-S). In addition to the 2000 Site Plan
Amended Site Plan Review,CDD3 and Parking Reduction Special Permits Memorandum -- Planning Board
1
Decision, other approvals obtained in or around 2000 included a parking variance and use special
permit, as well as a Wetlands Order of Conditions. Copies of the Variance Decision and
Wetlands Order of Conditions are attached as Exhibit C. No changes are proposed to the
Existing Building. In 2019, approximately 2/3 of the Property(including the Existing Building
and related improvements) was rezoned into the Corridor Development District 3 (CDD3)
Zoning District, with the remainder of the Property remaining zoned within the Residence 2 (R-
2)Zoning District.
An existing conditions plan depicting the existing building, parking and associated
improvements at the Property is attached as Exhibit F.
II. PROPOSED PROJECT
The Applicant, Extra Space Properties 104 LP,proposes to redevelop the Property to
include the following:
(a) Construction of a new three story building containing approximately 47,244 s.f.
square feet of gross floor area, to be used as a self-storage warehouse including accessory
office and other accessory uses customarily associated with such facility;
(b) The provision of a total of 26 parking spaces where a total of 25 parking spaces
are required;
(c) Implementation of a lighting plan which will minimize off-site glare, as depicted
on the photometric plan attached to the Site Plans; and, refreshing of landscaping, in
perimeter areas in order to improve aesthetics in and around the Property, and to serve as
a buffer between the Project and the residential properties located to the rear of the
Property, all as depicted on the landscaping plans and specifications attached to the Site
Plans.
The Project, which includes the Proposed Building, along with upgrades to parking,
access, utilities, stormwater management, lighting, landscaping and other associated
improvements on the Property, is more particularly shown on the site plans and
specifications (the "Site Plans") attached hereto as Exhibit C (collectively, the
"Project'). As noted above, since the Existing Building was approved prior to the
zoning change to the CDD3 District, the Existing Building and related improvements are
incorporated into this application as a part of the Project for Amended Site Plan, as well
as CDD3 and Parking, Special Permits Approval.
III. REQUIRED RELIEF
Based upon our preliminary review of the proposed improvements, Extra Space has
determined that the following relief is required for the Project under the North Andover Zoning
Bylaw:
a. Amended Site Plan Review Special Permit(Article 8, Part 4);
b. Corridor Development District 3 Special Permit(Article 16);
i
Amended Site Plan Review,CDD3 and Parking Reduction Special Permits Memorandum -- Planning Board
2
I
C. Parking Special Permit (Article 8, Part 1); and,
d. Satisfaction of the General Special Permit Criteria (Article 10, § 195-10.7A) of
Chapter 195.
Requested Waivers
In connection with the above, the Applicant is requesting Board approval of a waiver
from the site plan requirements to file both a fiscal and community impact statement otherwise
required under § 195-8.14.E.(22) &23), given the low intensity nature of the use, and to accept
the filing of a traffic memorandum as provided herein, and to eliminate the need to file the traffic
information with the MEPA Office which is otherwise required under § 195-8.14.E(19), given
the very low traffic generation for the proposed use, and given the Project will not trigger MEPA
review.
Other Approvals
In addition to approvals required from the Planning Board, the Project will require a
Determination of Applicability issued by the North Andover Conservation Commission, as well
as a sewer use and connection permit from the Department of Public Works when sewer
becomes available via a new sewer main connection along Osgood Street. As no changes are
proposed to the Site access, it is not expected that a new or amended vehicular access permit will
be required from MassDOT. However, the Applicant will confirm that a new or amended
vehicular access permit will not be required through consultation with MassDOT's Highway
Division.
Over the course of the past months, representatives of the Applicant have met or
consulted with representatives of the Planning Department, the Building Department, Fire
Department, Police Department, the Public Works Department, and Conservation Department.
The 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 OTHER SPECIAL PERMIT CRITERIA
Article 8, Pant 3, §§ 195-8.10. through 195-8.17. of the Zoning Bylaw describe the site
plan review process, and § 195-8.15. lists the review criteria and design guidelines used by the
Planning Board to evaluate the 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:
COMPLIANCE WITH SITE PLAN REVIEW CRITERIA
A. GENERAL
1. Conformance with all appropriate provisions of the Zoning Bylaw.
The proposed self-storage warehouse and accessory office and related uses
are uses allowed by right in the CDD3 Zoning District, § 195-16A.L. The
Project, including the Existing Building, conforms to all dimensional and density
Amended Site Plan Review,CDD3 and Parking Reduction Special Permits Memorandum -- Planning Board
3
criteria listed for the CDD3 District in§ 195-16.13.0 of the North Andover
Zoning Bylaw. Compliance with dimensional requirements is summarized on the
Site Plans as well as on the Site Plan Review Application Form.
2. Protection of abutting properties from detrimental site characteristics.
The Project provides appropriate building setbacks from the adjacent
properties. The adjoining business properties will not be negatively impacted by
the proposed Project, nor with the residential uses to the rear of the Property be
negatively impacted, given that no changes are occurring within the approximate
1-acre portion of the Property zoned R-2 which separates the Project from the
existing residential uses. The Project in fact will complement the surrounding
uses and will also incorporate landscape buffering and screening in a manner
which minimizes potential impacts to both the residential uses to the rear of the
Property, and commercial and other uses adjacent to other sides of the Property.
B. ENVIRONMENTAL
1. Protection of unique or important natural, historic or scenic features.
Of prime importance is to ensure that there will be no impacts to wetlands
resources(located across Osgood Street from the Property) and immediate
watershed areas. For these reasons, the Project has been designed with enhanced
stormwater management measures to ensure that there is no degradation of water
quality as a result of the development and operation of the Project as required in
connection with the Massachusetts DEP Stormwater Standards and the most
recent revisions of the North Andover Stormwater Management and Erosion
Control Regulations (Rev. June 21, 2022). Although grading will be required to
site prepare the New Building and associated parking,the existing site grades and
mature vegetation along the rear and other boundaries will be maintained to the
extent practicable, and an appropriate natural and enhanced landscape buffer will
be provided. Wetland resource areas, which are located across Osgood Street on
the property known as 1600 Osgood Street, will be protected through enhanced
storm water management measures which will be implemented. There are no
known historical resources on or adjacent to the Site, and vistas will be preserved
to the extent practicable.
2. Adequacy of proposed methods of refuse disposal.
The Project site includes the continued use of an existing dumpster area
located in the current parking lot which will be appropriately screened and
enclosed. Solid waste disposal will continue to be handled by a private
commercial hauler.
Amended Site Plan Review,CDD3 and Parking Reduction Special Permits Memorandum -- Planning Board
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3. Ability of proposed sewage disposal and water supply systems within
and adjacent to the Site to serve the proposed use.
The Existing Building is currently served by a subsurface sewage disposal
facility conforming to Title 5 and the North Andover Board of Health
Regulations, and once the sewer line is constructed and operational within
Osgood Street, the Project will tie into the existing sewer line stub in Osgood
Street, which will discharge to the municipal water system available in Osgood
Street, and then to the Greater Lawrence Sanitary District. Upon connection to
the public sewer, the septic system will be taken off line and decommissioned in
accordance with Board of Health requirements. Sufficient capacity exists within
the municipal system to accommodate the proposed Project's water and sewer
needs.
4. Adequacy of the proposed drainage system within and adjacent to the
site to handle the increased runoff resulting from the development.
Modifications to the sub-surface drainage system are being proposed, and
will accommodate all stormwater resulting from the Project. The proposed
stormwater system will ensure proper stormwater management.
The Project will result in a reduction of bituminous paved surface area.
Clean rooftop runoff will be collected in downspouts at the rear of the new
building and piped to a subsurface chamber system to mitigate peak flows. TSS
removal is not required for rooftop runoff and no additional treatment is needed
for paved areas since these areas are being reduced. Flows from the higher site
elevations are currently intercepted and piped through the site to the wetland area
on the opposite side of Osgood Street. The proposed plan will continue to by-pass
flow from the upper site elevation via a grassed Swale and a single new catch
basin.
All drainage and runoff systems are designed to prevent the contamination
of groundwater, and drainage and runoff will be recharged onsite. Site
stormwater will be managed in accordance with the DEP's Stormwater
Management Policy and related technical guidance, and will also be separately
reviewed as part of the wetlands review process by the North Andover
Conservation Commission. Please refer to the enclosed Stormwater Management
Report attached as Exhibit D, as well as the Grading and Drainage Plans attached
as Exhibit F, for additional information.
i
Amended Site Plan Review,CDD3 and Parking Reduction Special Permits Memorandum -- Planning Board
i
5
5. Provision of adequate landscaping,including the screening of adjacent
residential uses,provision of street trees, a landscape buffer along the
street frontage.
Existing vegetation is generally located to the north, south and rear of the
Site and is comprised of mature mixed hardwoods, and provides a natural buffer
between the Property and the abutting uses. To enhance the landscaping, a
landscaping program has been developed to use existing landscaped areas and
also to provide additional buffering and screening areas. A copy of the Landscape
Plan is attached as part of the Site Plans in Exhibit F.
6. Adequacy of the soil erosion plan and any plan for protection of steep
slopes, both during and after construction.
Erosion and sedimentation controls are shown on the Grading and
Drainage Plan included as a part of the Site Plans. All proposed grades within
landscaped areas will not exceed 2:1, and all slopes will be stabilized both during
and after construction. The Applicant will take particular care with respect to
maintaining enhanced erosion and sedimentation controls to avoid impact to
wetlands and buffer zones and adjacent properties.
7. Protection of adjacent properties by minimizing the intrusion of
lighting, including parking lot and building exterior lighting.
A lighting facilities plan has been provided as a part of this submission
and incorporates appropriate lighting for the use. There will be no light poles, and
instead, wall packs will be used to eliminate glare. Lighting will not cause glare
and will minimize spillover onto adjacent properties or streets, and will be Dark-
Sky compliant. A copy of the Lighting/Photometric Plan is attached as part of
the Site Plans in Exhibit F.
S. 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 of very low intensity and is surrounded primarily by
commercial and industrial uses, as well as several residential dwellings to the rear
(or east) of the Property. 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 both during and after construction, and the construction
plan will ensure that noise, dust, smoke, and vibration is minimized to the extent
practicable.
Amended Site Plan Review,CDD3 and Parking Reduction Special Permits Memorandum -- Planning Board
6
C. DESIGN
1. Buildings shall be located with respect to setbacks,placement of
parking,landscaping and entrances and exits with surrounding
buildings and development.
The proposed building (the New Building) is consistent in design with the
Existing Building, and conforms to the required building setbacks under the
Zoning Bylaw. No conflict will exist between driveways serving the Existing
Building and New Building, no access is proposed through any other lot, and no
changes are proposed to the access driveway onto Osgood Street. The New
Building has been located in compliance with setback requirements. The
"Memorandum—Transportation Evaluation," dated October 27, 2022, prepared
by VHB (the "Traffic Memorandum"), provides additional detail on projected
trips, the adequacy of site circulation as related to existing surrounding buildings
and development, and the adequacy of sight distances on Osgood Street. A copy
of the Traffic Memorandum is attached as Exhibit E.
2. The buildings shall relate harmoniously to each other in architectural
style, site location and building exits and entrances.
The architectural style of the New Building has been designed in a manner
to complement both the architectural style of the Existing Buildings, as well as the
architectural style of comparable commercial buildings in the neighborhood. A
set of architectural elevations,plans and specifications is attached as part of the
Site Plans in Exhibit F.
3. Screening shall be provided for storage areas, loading docks, dumpsters,
rooftop equipment, utility buildings and similar features.
The Project will use an existing on-site dumpster system located within
the parking lot and will be appropriately screened. All mechanical, electrical and
HVAC units have been either located within the building or will be suitably
screened, and will not be visible, or create a nuisance, to surrounding properties.
Loading docks have been designed to be screened from view to the extent
practicable.
4. Electric, telephone, cable t.v., and other such lines and equipment must
be placed underground.
All proposed utilities will be located underground except for so-called
electrical green boxes and other similar improvements required by public utility
companies. Please refer to the utility plan included with the Site Plans for more
detailed information.
Amended Site Plan Review,CDD3 and Parking Reduction Special Pennits Memorandum -- Planning Board
7
5. Demonstrate that the scale, massing and detailing of buildings are
compatible with those prevalent in the surrounding area.
The scale, massing and detailing of the New Buildings is compatible with
the Existing Building and those buildings prevalent in the surrounding area.
Please refer to the attached architectural renderings and elevations for additional
detail.
D. TRAFFIC/PARKING
1. The location and number of curb cuts shall be minimized to reduce
turning movements, and hazardous exits and entrances.
According to the Traffic Memorandum, the existing curb cut will remain
as the same as the existing, and is appropriate for the proposed use. The Traffic
Memorandum adds that the driveways have been designed to provide sight lines
that satisfy the necessary standards for sight distances. Moreover, the Traffic
Memorandum states that the proposed new landscaping and signs associated with
the Project will be located so as not to impede the available sight distances. The
negligible volume of traffic generated by the Project will not have a perceptible
impact on the operation of the Site driveway or traffic flow on Osgood Street.
MassDOT has sole jurisdiction over any curb cuts and other improvements on
Osgood Street which is a state highway, so MassDOT will impose requirements it
deems necessary to ensure safe and efficient circulation along Route 125 as a part
of the MassDOT permitting process, if required.
Lastly, the Traffic Memorandum states that based on the analysis and
information contained therein, the proposed on-site parking layout and site access
location on Osgood Sheet will not cause detriment to the surrounding
neighborhood through increased traffic volumes, will not result in increased
vehicular congestion or queuing, should maintain or improve on-site and off-site
traffic circulation patterns and minimize conflicts between motor vehicles and
pedestrians. A copy of the Traffic Memorandum attached hereto as Exhibit E.
2. Provision for access to adjoining properties shall be provided as
appropriate.
The existing curb cut off Osgood Street will remain the same in terms of
location and number. Given the adjacent use surrounding the Property, there is no
proposal for access to adjacent properties. However, all proposed circulation
improvements through the Property have been designed and proposed to enhance
access and circulation, and to minimize vehicular and pedestrian conflicts, in
conjunction with the commercial use internal to the Property, as well as off-site in
connection with access onto Osgood Street.
Amended Site Plan Review,CDD3 and Parking Reduction Special Permits Memorandum -- Planning Board
8
3. Driveways shall be located opposite each other wherever possible.
The Project driveway onto Osgood Street is intended to remain
substantially the same as existing conditions, and given the proximity of the
Property driveway to other driveways located off Osgood Street, it is not
practicable to locate the Property driveway opposite any other driveway across
Osgood Street.
4. Joint access driveways between adjoining properties shall be
encouraged.
As described above, and given adjacent uses,joint access is not
practicable but traffic measures have been developed to provide safe and
convenient access and circulation for vehicle and pedestrian traffic.
5. Internal circulation and egress shall provide for traffic safety.
As described in the Traffic Memorandum, the proposed parking facilities
have been designed to promote efficient on-site vehicular circulation, minimizing
the number of direct connections between parking aisles and the main access
driveways to Osgood Street. The proposed parking layout has also been designed
to minimize vehicular and pedestrian conflicts. In summary, the proposed internal
circulation layout in conjunction with proposed traffic measures, have been
designed to minimize conflicts between cars, trucks and pedestrians. The
Property does not provide direct or indirect access to minor streets servicing
single-family dwellings.
E. STORMWATER MANAGEMENT.
1. At a minimum, all projects subject to site plan review shall comply with the
criteria, specifications, and performance standards of the most recent version
of Massachusetts Stormwater Management Standards and accompanying
Stormwater Management Handbook. The Lake Cochichewick Watershed
Area shall be considered a critical area in terms of applicability of the
standards.
The Project stormwater management system represents an improvement
over Stormwater management and treatment currently existing on-site today, and
shall comply with the criteria, specifications, and performance standards of the
most recent version of Massachusetts Stormwater Management Standards and
accompanying Stormwater Management Handbook. The Project is not located
within the Lake Cochichewick Watershed Area.
Amended Site Plan Review,CDD3 and Parking Reduction Special Permits Memorandum -- Planning Board
9
2. Projects subject to the bylaw shall also comply with the requirements and
criteria outlined in Articles VII through X of the North Andover Stormwater
Management and Erosion Control Regulations (Chapter 250) promulgated
under Chapter 165 of the Town Bylaws (Stormwater Management and
Erosion Control Bylaw).
The Project Stormwater management system complies with the
requirements and criteria outlined in and the North Andover Stormwater
Management and Erosion Control Regulations(Rev. June 21, 2022) (Chapter
250)promulgated under Chapter 165 of the Town Bylaws (Stormwater
Management and Erosion Control Bylaw).
F. LANDSCAPE DESIGN.
1. Landscape designs shall be developed based on soil, light and other site-
specific conditions. Plant species shall be chosen for their ability to thrive in
the post-development soil, water and use conditions of the site without
significant supplemental water or fertilizer, once established.
As depicted on the landscape plans included as a part of the Site Plans,
plant species will be drought-tolerant, and were selected for their ability to thrive
in the post-development soil, water and use conditions of the Property without
significant supplemental water or fertilizer, once established.
2. Plant species shall be native to inland Essex County or shall be cultivars of
these native species.
As depicted on the plant list accompanying the landscape plans included
as a part of the Site Plans, plant species shall be native to inland Essex County or
shall be cultivars of these native species.
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 Amended Site
Plan Approval of the Project as the Site Plans comply with all current bylaw requirements of the
Town, and the Site Plans have been submitted in accordance with the regulations and procedures
as outlined in this Part 3 and § 195-10.7A, conditions for approval of special permit, as further
described below.
COMPLIANCE WITH CDD3 CRITERIA (Article 16)
A. Compliance With Permitted Uses-- Corridor Development District 3 (CDD3) --
permitted uses. (§ 195-16.4.).
The Project use as a self-storage facility constitutes warehousing as a use permitted by
right pursuant to § 195-16.4.L., and consistent with the same use permitted within the CDD3
Zoning District at 0 Beechwood Drive last year. Moreover, since the proposed building involves
Amended Site Plan Review,CDD3 and Parking Reduction Special Permits Memorandum -- Planning Board
10
the construction of a building in excess of 3,000 gross square feet of building area, the Project
also requires a special permit pursuant to §§195-16.5, Article 8, Part 3, and 195-10.7 of the
Zoning Bylaw, in compliance with the following:
(1) Submission of a traffic impact and mitigation plan as described in the Traffic
Memorandum prepared by VHB.
(2)The Property does abut residentially zoned properties to the rear, and in fact, the rear
1/3 of the Property(which constitutes approximately one acre of land), will remain undisturbed
and naturalized, and represents a significant buffer to the residential properties to the rear. Given
the Existing Building configuration, and when combined with the New Building and related
improvements, all of which are located within the CDD3 Zoning District, there are no reasonable
alternatives to the site layout, site design, and parking configuration as depicted on the Site Plans
other than a no-build scenario which is not practicable.
(3) For the reasons described herein and in the Traffic Memorandum, the proposed
development will not create adverse traffic and safety impacts and neighborhood streets and uses
are harmonious with the character of the area, especially given the very low traffic volumes
projected to be created by the Project.
(4)As depicted on the Site Plans, including the landscape plan, the proposed
development provides sufficient screening and buffering for those parcels abutting residential
zoned properties.
B. Compliance with Design Standards (§ 195-16.6.).
A. The Project complies with all applicable other performance standards of the Town.
B. The Architecture demonstrates cohesive planning of the development and presents
clearly identifiable design features throughout, and the New Building design is consistent with
the design of the Existing Building, in terms of building scale and mass; use of facade materials;
similar ground-level detailing, color or signage; and consistency in functional systems such as
roadway surfaces, signage, and landscaping; as well as other important features on the site.
C. The New Building as a part of the Project has been designed to complement the
remaining open space on the Property.
D. All new utilities will be placed underground unless otherwise required by the public
utilities.
E. Landscaped space and pedestrian connectivity have been designed and located to
provide sufficient and safe access throughout the Project.
F. The use of the New Building will be consistent with the Existing Building in terms of
design and operations, and hours of operation, to ensure that neighboring residents are not
exposed to offensive noise, especially from traffic or late-night activity.
G. Vehicular access to and from Osgood Street will remain as is, with a single driveway
onto Osgood Street.
H. Driveway consolidation has already been provided, and further consolidation is not
reasonable or practicable due to zoning and/or physical constraints.
I. The design is intended preserve and enhance natural features such as topography,
waterways, vegetation, and drainageways,particularly along the rear portion of the Property.
Amended Site Plan Review,CDD3 and Parking Reduction Special Permits Memorandum -- Planning Board
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J. As described in the Stormwater Management Report, the design minimizes impervious
surfaces and incorporates other design features to minimize stormwater runoff.
K. Since the Project is not a mixed use development, this design criterion is not
applicable to the Project.
C. Compliance with Screening and Landscaping Requirements (§ 195-16.7.).
A. The Project complies with the front yard landscaping requirement.
B. Side yards. The Project complies with applicable side yard requirements as the five
feet nearest the side lot line is landscaped.
C. Rear yards. The Project complies with applicable rear yard requirements as the 10 feet
nearest the rear lot line is naturalized as landscaped.
D. Side and rear yards. The Project complies with applicable side yard requirements for
the segment of the Property which abuts the residential (R-2) zoning district, and the 15 feet
nearest such side and rear lot line areas are landscaped. In addition, the existing treed
landscaping within 10 feet of the side and rear lot lines will be retained to the extent feasible, and
includes a buffer of at least eight foot high trees or shrubs and will be maintained in a healthy
condition by the owner of the Property in perpetuity. If deemed necessary, a six-foot stockade
fence would be erected along the side and rear property lines to physically separate the
residential zone from the Corridor Development District areas.
E. Building foundation. A minimum three-foot-wide landscaping strip will be installed
along the entire length of each building foundation wall, except at points of entry/exit, lawfully
required fire access points, loading/receiving bay areas, and any other structural amenities
necessary and ordinary to the use of the New Building.
F. As depicted on the landscape plans, sufficient landscape screening and buffering of
varying depth and height has been provided.
G. All required screening, as described in Subsections A through F above, will
be maintained in good condition at all times and in perpetuity.
D. Compliance With Lighting and Sign Requirements (§ 195-16.�.).
A. All outdoor lighting has been designed so as not to adversely impact surrounding uses
and residential properties, while also providing a sufficient level of illumination for access and
security purposes. The Project lighting will not blink, flash, oscillate or be of unusually high
intensity of brightness.
B. Parking areas will be illuminated only to the extent necessary to provide appropriate
visibility and security during hours of darkness.
C. Outdoor lighting fixtures newly installed will consist of wall packs and will be
shielded so that it does not produce a strong, direct light beyond the property boundaries, and
shall be directed toward the object or area to be illuminated. Light shall be directed away from
residences. Given the distance between the limit of work on the property and the closest
residential buildings to the Property, additional screening measures are not required. See
landscape and lighting plans as a part of the Site Plans.
D. Lighting of the site shall be adequate at ground level for the protection and safety of
the public in regard to pedestrian and vehicular circulation. The outdoor lights and illuminated
signs will be contained on the Property and shall be shielded from abutting properties. See
photometric/lighting plans as a part of the Site Plans.
Amended Site Plan Review,CDD3 and Parking Reduction Special Permits Memorandum -- Planning Board
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E. Landscape screening consists of plantings, including evergreens, and the plantings are
of such height and depth as needed to sufficiently screen from view of abutting residential areas
any unshielded light source, either inside or outside. See landscape and lighting plans as a pant
of the Site Plans.
F. All signs shall conform to § 195-6.6D, Business and Industrial Districts. See Site
Plans. No additional building signage is proposed to be visible from Osgood Sheet.
E. Compliance With Application/Plan Procedures (& 195-16.9.).
The Applicant has demonstrated compliance with procedures described under § 195-16.9.
of the Zoning Bylaw, including Site Plan requirements(described above), the general special
permit criteria in § 195-10.7 of the Zoning Bylaw described below, and the following.
The proposed project is generally consistent with criteria of § 195-16.1 of the Corridor
Development District in that:
A. The design of the Project along Osgood Street represents sound site planning, is an
appropriate land use, preserves the aesthetic and visual character, and promotes economic
development and diversity in the community tax base for the Town as described in the
Application and depicted in the supporting Site Plans.
B. The Project has been proposed in accordance with the applicable design guidelines
and is compatible with existing and neighboring residential properties.
C. The proposed Project uses complement commercial and residential uses typically
associated with transportation corridors and large traffic flows.
D. The Project, as designed, does appropriately serve as a transition between the Project
and the neighboring residential uses to the rear(or east of the Property) by ensuring that the
appearance and effects of Existing Building and New Building and associated uses are
harmonious with the character of the area.
E. The promotion of compatible commercial uses is consistent with the goals and objectives of
the Town's Master Plan.
F. The Project also represents a use and plan unique to its location.
F. Compliance With Parking Requirements (§ 195-16<10.).
As depicted on the Site Plans, the Project, as proposed, complies with the parking
requirements of the Zoning Bylaw, and therefore, there is no need to reduce the number of
parking spaces for the self-storage warehouse use.
G. Compliance With Use of Existing Structure on Existing Lot(§ 195-16.12.).
Although the Existing Building on the Property is a part of the Project, it complies with
the requirements of the CDD3 provisions of the Zoning Bylaw so that this section of the Zoning
Bylaws does not apply to the Project.
H. Compliance With Dimensional and Density Requirements (§ 195-16.13.1
The Project complies with all dimensional requirements of the CDD3 Zoning District, as
described under § 195-16.13.C., all as depicted in the Zoning Table on the Site Plans.
Amended Site Plan Review,CDD3 and Parking Reduction Special Pennits Memorandum -- Planning Board
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COMPLIANCE WITH LOADING SPECIAL PERMIT CRITERIA
(Article 8, Part 1, § 195-8.8.)
As more particularly shown on the Site Plan and other information contained within this
Application, the Applicant is proposing to provide a total of 2 loading spaces where a total of 3
loading spaces are projected to be required for the New Building in accordance with the § 195-
8.5.E. (Loading Requirements). Specifically, Section 195-8.5.E provides that"in all districts,
unless otherwise stated herein, off-street loading spaces shall be provided and maintained in
connection with the construction, conversion, or increase in units or dimensions of buildings,
structures or uses, such spaces to be provided in at least the following minimum amounts
provided ..." in the Table of Off-Street Loading Regulations which provide that for warehouse
use in new buildings, one loading space is required for the first 10,000 square feet,plus one
loading space for each additional 25,000 square feet. With a proposed new building of 47,244
s.£, the loading requirements suggest a total of 2.49 loading spaces are required, and since the
Zoning Bylaw is silent as to whether a fractional number of rounded up or down, the Applicant is
taking the more conservative position that a total of three(3) loading spaces is required. The
proposed loading spaces proposed to be provided are depicted on the Site Plans.
Notwithstanding the fact that self-storage warehouse facilities do not typically have loading
facilities of the type contemplated by the Zoning Bylaw, the Project proposes two (2) loading
facilities where a total of three(3) loading facilities may be required.
Accordingly, the Applicant is requesting relief from certain loading requirements as
authorized under§ 195-8.8. of Chapter 195 as part of the Site Plan Review Special Permit
process, and described below. Specifically, § 195-8.8.A. of the Zoning Bylaw provides that the
Planning Board, as SPGA, may grant a special permit modifying certain loading standards of
Part 1,but only in the specific circumstances listed under Subsection D. below. The Applicant
has requested this special permit to modify the loading space requirements, whether such relief is
provided to: (a)reduce the required number of loading spaces (§ 195-8.8.D.(7)); (b) modify
parking and/or loading design standards (§ 195-8.8.D.(2)) if necessary; or, (c) allow such other
permissible parking or loading adjustments as provided under § 195-8.8.D.
Accordingly, the Applicant feels that a Special Permit resulting in a reduced number of
proposed loading spaces is appropriate given the nature of the use of a loading spaces for a self-
storage warehouse facility, and potential need to modify loading or parking design standards to
accommodate the same. Based upon the proposed use, the loading at the Property will not cause
detriment to the surrounding neighborhood since the proposed loading program for the site will
not increase traffic congestion or queuing or otherwise result in unsafe conflict of motor vehicle
and pedestrian traffic, as further described in the Traffic Memorandum attached hereto as
Exhibit E.
A. Reduction in Loading. & 195-8.8.D(7)
As noted above, the Applicant is proposing to reduce the number of required loading
spaces from 3 to 2, representing a 33%reduction of the total number of loading spaces otherwise
required under the Table of Loading Requirements where a reduction of up to 35% is allowed
under this subparagraph. Based upon the projected loading usage and other information
Amended Site Plan Review,CDD3 and Parking Reduction Special Pennits Memorandum -- Planning Board
14
contained within the Traffic Memorandum, the Applicant feels that such lesser amount of
loading spaces is justified by the Applicant's experience with loading and self-storage warehouse
facilities, and the reduction in loading spaces will not cause a detriment to the surrounding
neighborhood, increase traffic congestion or queuing or otherwise result in unsafe conflict of
motor vehicle and pedestrian traffic.
B. Modification of parking/loading area design standards. & 195-8.8.D(2)
Section 8.8.D.(2) of the Zoning Bylaw provides that where the design of a loading area or
aisle width differs from the provisions of§ 195-8.5 or other parking provisions in this Zoning
Bylaw, provided such design is prepared by a certified professional engineer or architect in the
case of a parking garage or other structure, or by a certified professional engineer, architect or
landscape architect in the case of a parking lot. Modification of design standards may be
permitted upon such terms and conditions as may be acceptable to the Planning Board. While
the Applicant's Site Plan includes two loading spaces which comply with the requirements of
Section 8.8.E.(2) (i.e., minimum dimensions of 12 feet wide, 25 feet in length, 14 feet in height
clearance, and shall be located, arranged, and of sufficient number to allow service by the type of
vehicle customarily expected for the use while such vehicle is parked completely clear of any
public way or sidewalk), the Applicant has requested relief under this provision should changes
occurring during the hearing process which necessitate a change in design standards as described
above.
Accordingly, based upon the Traffic Memorandum, the Site Plans, and other information
filed with the Board as part of this hearing, the proposed loading adjustments identified above
are consistent with the purposes of off-street loading requirements under § 195-8.1. (Intent)
since: (a)the proposed loading will meet the needs of persons employed at or making use of such
structures; (b) maximize the efficiencies of loading facilities and uses; and, (c) promotes better
site design through the use of flexible loading standards. Moreover, and in addition to meeting
the special permit criteria below, the proposed loading adjustments will not cause detriment to
the surrounding neighborhood through increased traffic volumes, will not result in increased
congestion or queuing since circulation will be enhanced and demand for such spaces is very
low, 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 the requested
loading adjustments described above, and depicted on the Site Plans as part of its Site Plan
Review Decision.
For these reasons, the Applicant respectfully requests the Planning Board to vote to
approve these parking adjustments described above or as they may be modified, as part of its
Modification to Site Plan Review Decision.
COMPLIANCE WITH GENERAL SPECIAL PERMIT APPROVAL CRITERIA
(§ 195-10.7A)
Section 195-10.7A of the Zoning Bylaw provides that the Planning Board shall not
approve any such application for a Special Permits unless it finds that in its judgment all the
Amended Site Plan Review,CDD3 and Parking Reduction Special Permits Memorandurn -- Planning Board
15
following conditions are met. The following lists the criteria under § 195-10.7A(1) and how
these criteria are met.
(a) The specific site is an appropriate location for such a use, structure or
condition.
As the Property is zoned for self-storage use, the Property is an appropriate location for
the proposed Project. The site design compliments the surrounding uses and provides for
sufficient traffic, curb cut and circulation improvements, as well as sufficient water, sewer and
other utilities. The proposed height and floor area ratio for the Existing Building and New
Building proposed building are appropriate for the Property and surrounding areas, as the highest
pant of the building is located almost 280 feet from Osgood Street and 190 feet from the closest
residential dwelling, the ground floor elevation of the building is 20 feet lower that the elevation
of the closest residential dwelling, all of which combine to enable the building to blend into the
surrounding neighborhood. Parking and loading will also be adequate to serve the proposed
uses, based upon the operational history of the Owner at other comparable facilities.
(b) The use as developed will not adversely affect the neighborhood
character.
The Project use will not adversely affect the neighborhood for the following reasons.
The use currently exists today, and the proposed use is entirely closed within both the Existing
Building and the New Building, and the building is complemented with appropriate landscaping
and screening. The proposed New Building is set back from Osgood Street and adjacent
properties, and 1/3 of the Property to the rear will remain naturalized as a natural screen and
buffering from the residential properties to the rear. The character of the architectural style of
the proposed new building will complement the architectural style of existing buildings located
on Osgood Street. The Property is zoned for the proposed use, and as developed, will not result
in any substantial change to the Property from an aesthetics and environmental perspective. The
proposed New Building height and massing will not adversely affect the neighborhood for all the
reasons above, and the lighting plan demonstrates that on-site lighting will not adversely impact
the neighborhood. Accordingly, the proposed uses are well suited for its proposed location.
(c) There will be no nuisance or serious hazard to vehicles or pedestrians.
The driveway accessing Osgood Street will be located in the same location as currently
designed without the need for modification. The parking and loading facilities have been
designed to minimize conflicts and to maximize efficiency in layout leading to the design of safe
and efficient ingress to and egress from the Property for automobile, truck and pedestrian traffic.
For additional detail please refer to the Traffic Memorandum.
(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, sewer and other
utilities that adequately address the needs of the Project. New stormwater management facilities
Amended Site Plan Review,CDD3 and Parking Reduction Special Permits Memorandum -- Planning Board
16
will be constructed to 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 low-intensity commercial uses
within the CDD3 Zoning District to complement existing uses within the Route 125 corridor in
this area of North Andover. Second, the siting of a facility in the proposed location will have the
effect of expanding an existing low-intensity use which adds additional revenue-generating
property for the Town without the expense of additional Town services. Third, based upon the
Applicant's experience with similar facilities, the off-street parking and loading provided is
adequate to serve the uses of the Property in a safe and effective manner. Lastly, the Project, as
shown on the Site Plans, complies with the Zoning By-Law. For these reasons, all of the
proposed improvements and enhancements noted herein are in harmony with the general
purposes and intent of Section 1 ("Purposes") of the North Andover Zoning Bylaw.
V. REQUEST FOR APPROVAL
For the above reasons, Extra Space Properties 104 LP respectfully requests that the
Planning Board make the required findings and conditions with regard to the Project on the
Property described under: Article 8, Part 4 [site plan review]; Article 16 [Corridor Development
District]; Article 8,Part 1, § 195-8.8.D [special permit—parking/loading reduction]; and, Article
10, § 195-10.7A [special permit- general], of Chapter 195, and grant the Applicant's request for
an Amended Site Plan Review and CDD3 Special Permit.
Respectfully submitted,
Extra Space Properties 104 LP
By its attorneys,
aA, )��, _
hn T. Smolak, Esq.
Smolak&Vaughan LLP
East Mill, 21 High Street, Suite 301
North Andover, Massachusetts 01845
Tel. (978)327-5215
Fax (978) 327-5219
Amended Site Plan Review,CDD3 and Parking Reduction Special Permits Memorandwn -- Planning Board
17
List of Exhibits
A -- Certified Abutters List
B -- Authorization
C -- Prior Decisions
D -- Stormwater Management Report
E -- Traffic Memorandum
F -- Site Plans and Architectural Elevations, Plans and Specifications
Amended Site Plan Review,CDD3 and Parking Reduction Special Permits Memorandum -- Planning Board
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EXHIBIT A
CERTIFIED ABUTTERS LIST
Amended Site Plan Review,CDD3 and Parking Reduction Special Permits Memorandum -- Planning Board
19
Abutter to Abutter O Building Dept ( ) Conservation O Zoning ( )
TOWN OF NORTH ANDOVER
ABUTTER LIST
REQUIREMENT, MGL 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 public or private way,and abutters to abutters within
three hundred(300)feet of the property line of the pettllloner as they appear on the most recent applicable
tax list,not withstanding 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."
SUBJECT ID LOCATION OWNER ADDRESS CITY STATE ZIP
081.0-0066-0000.0 1701 OSGOOD STREET EXTRA SPACE STORAGE,INC PO BOX 71870,6890 S 2300 E SALT LAKE CITY UT 84171
PARCEL ID LOCATION OWNER ADDRESS CITY STATE ZIP
061.0-0023-0000.0 15 BRADFORD STREET ANDREOLI,VICTOR A 15 BRADFORD STREET NORTH ANDOVER MA 01845
061.0-0121-0000.0 42 STANTON WAY HAHN,JUSTIN,A. 42 STANTON WAY NORTH ANDOVER MA 01846
061.0-0122-0000.0 30 STANTON WAY FINOCCHIARO,AMY,L. 30 STANTON WAY NORTH ANDOVER MA 01845
061.0-0022-0000.0 11 BRADFORD STREET HAZEL J.ORCHARD 2012 IRREV TR 19 FORREST STREET PLAISTOW NH 03885
061.0-0016-0000.0 1679 OSGOOD STREET LAWLOR,CHAD,R. 1679 OSGOOD STREET NORTH ANDOVER MA 01845
061.0-0017-0000.0 1719 OSGOOD STREET MC KINNEY,ROY J P 0 BOX 8373 WARD HILL MA 01835
061.0-0058-0000.0 19 BRADFORD STREET R AND G GIOSEFFI REALTY TRUST 19 BRADFORD STREET NORTH ANDOVER MA 01845
061.0-0118-0000.0 65 STANTON WAY RUOTOLO,JOSEPH 65 STANTON WAY NORTH ANDOVER MA 01845
061.0-0025-0000.0 21 BRADFORD STREET SLADE,RICHARD P 21 BRADFORD STREET NORTH ANDOVER MA 01845
061.0-0116-0000.0 35 STANTON WAY STEELY,ANTOINETTA 35 STANTON WAY NORTH ANDOVER MA 01845
061.0-0033.0000.0 23 BRADFORD STREET WALKER,RICHARD S 23 BRADFORD STREET NORTH ANDOVER MA 01845
061.0-0120-0000.0 50 STANTON WAY BALDUINO FAMILY REVO LIVING TRUST 50 STANTON WAY NORTH ANDOVER MA 01845
061.0-0119.0000.0 64 STANTON WAY MOODY,KWESI T. 64 STANTON WAY NORTH ANDOVER MA 01846
034.0-0001-0000.0 1659 OSGOOD STREET 1659 OSGOOD STREET,LLC 100 FOSTER STREET NORTH ANDOVER MA 01846
034.0-0017-0000.0 1600 OSGOOD STREET 1600 OSGOOD STREET LLC 1600 OSGOOD STREET NORTH ANDOVER MA 01845
061.0-0117-0000.0 51 STANTON WAY SHELDON,ROGER D. 51 STANTON WAY NORTH ANDOVER MA 01845
that narn appearing on the
This ors ce 06 of
records Of the
%- ate `I
Certified hY:
f
EXHIBIT B
AUTHORIZATION
Amended Site Plan Review,CDD3 and Parking Reduction Special Permits Memorandum -- Planning Board
20
OWNER AUTHORIZATION
1701 Osgood Street, North Andover, Massachusetts
(Assessors Map 61, Lot 66) (the "Property")
I, EVOS.as Manager of Extra Space Properties 155 LLC,general partner
to Extra Space Properties 104 LP,a Delaware limited partnership registered to do
business as a foreign limited partnership in Massachusetts, having a business address at
2795 EAST COTTONWOOD PARKWAY #300,Salt Lake City, Utah 84121 ("Owner"),
the record owner of the real property,consisting of approximately 3.02-acres, depicted
on the Town of North Andover Assessors Maps as Map 61, Lot 66 (the"Property"),
hereby state that Storage& Distribution Group, LLC,a Massachusetts limited liability
company ("SDG"), and/or its agents and any engineering firm,or architecture firm or
attorneys which SDG may designate, to execute,submit, and prosecute land use
applications and any applicable materials to any local, state and/or federal
governmental entities, including but not limited to,applications filed with the Town of
North Andover, and to take any action necessary for the application and permitting
process, includh-ig but not limited to, attendance and presentation at public hearings,
with respect to the Property.
Dated: September 2022
Extra Space Properties 104 LP,
a Delaware limited partnership
By: Extra Space Properties 155 LLC,its
Gen ral Partner
By.
Nam : Ki k Grimshaw
Title: M nager
{00239975;v1}
EXHIBIT C
PRIOR DECISIONS
Amended Site Plan Review,CDD3 and Parking Reduction Special Pennils Memorandum -- Planning Board
21
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27 Charles Street
North Andover,Massachusetts 01845 �9ssAcwusE�
WILLIAM J. SCOTT
Director NOTICE OF DECISION
(978)688-9531 Fax(978)688-954
Any appeal shall be filed This is to Car*Md WSW OM ft@
within (20) days after the have ea .IW
date o filling this Notice "��10ia e" // a
in the Office of the Town jWW A-Bradahms
�- Clerk. T
own CIAM
Date: September 8, 2000
Date of Hearing: August 1,2000
Petition of: R.J. Kelly Company, 55 Cambridge Street Burlington, MA 01803
Premises affected: 1679 Osgood Street
®Referring to the above petition for a special permit from therequirements of : C)-I-<
North over Zoning Bylaw Section 8.3 and 10.3 ® _*ii
y) c�
:rn
so as to allow: the construction of a 49,050 squarefoot mini-storage warehouse bull o m
located in the i-S Zoning District, with the installation of a granite rip rap in an exi g <x=®'
Swale within the R«2 Zone. .. � g
CD
After a public hearing given on the above date,the Planning Board voted
To: APPROVE the: Site Plan Special Permit _`° , .Z V
based upon the following conditions(attached):
Signed 1,�� � � ; 'f t<s
CC: Director of Public Works Alison M.LescarbeauXhairman
Building Inspector
c�p
Conservation Department John Simons, Vice Chah=n
Health Department
Assessors Alberto Angles, Clerk
Police Chief
Fire Chief Richard S.Rowen
Applicant
Engineer G u` � ` Richard Nardella
File Q
'd William Cunningham
BOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535
TI/12�
Site Plan Review - Special Permit
1679 Osgood Street
The Planning Board herein approves the Special Permit/Site Plan Review for the
construction of a 49,050 square foot mini-storage warehouse building located in the I-S
Zoning District, with the installation of a granite rip rap in an existing swale within the R-
2 Zone. This Special Permit was requested by R.J. Kelly Company, 55 Cambridge Street,
Burlington, MA 01803. This application was filed with the Planning Board on June
30, 2000.
The Planning Board makes the following findings as required by the North Andover
Zoning Bylaws Section 8.3 and 10.3:
FINDINGS OF FACT:
1. The specific site is an appropriate location for the project as it is located in the
Industrial-S Zone and involves the construction of a mini-storage warehouse building.
2. The use as developed will not adversely affect the neighborhood as a sufficient buffer
has been provided. Extensive landscaping has been provided around the frontage of
Osgood Street. Landscaping is also proposed along the sides of the lot abutting
residential property.
3. There will be no nuisance or serious hazard to vehicles or pedestrians. The
applicant has demonstrated that the curb radii for the entrance/egress driveway is
adequate.
4. The landscaping approved as a part of this plan meets the requirements of Section 8.4
as amended by the Planning Board, of the North Andover Zoning Bylaw;
5. The site drainage system is designed in accordance with the Town Bylaw
requirements and has been reviewed and approved by the Outside Consulting
Engineer, Vanasse, Hangen Brustlin, Inc;
6. The applicant has met the requirements of the Town for Site Plan Review as stated in
Section 8.3 of the Zoning Bylaw except for any waivers granted in Condition 18;
7. Adequate and appropriate facilities will be provided for the proper operation of the
proposed use.
Finally the Planning Board finds that this project generally complies with the Town of
North Andover Zoning Bylaw requirements as listed in Section 8.35 but requires
conditions in order to be fully in compliance. The Planning Board hereby grants an
approval to the applicant provided the following conditions are met:
SPECIAL CONDITIONS:
2
r
BK 5887 PG 323
1. Prior to the endorsement of the plans by the Planning Board, the applicant
must comply with the following conditions:
a) The final plan must be reviewed and approved by the DPW and the Town
Planner and subsequently endorsed by the Planning Board. The final plans
must be submitted for review within ninety days of filing the decision
with the Town Clerk.
b) A performance guarantee in the amount of five thousand ( 5,000)
dollars must be posted for the purpose of insuring that a final as-built plan
showing the location of all on-site utilities, structures, curb cuts, parking
spaces, topography, and drainage facilities is submitted. The performance
guarantee is also in place to insure that the site is constructed in
accordance with the approved plan. The form of security must be
acceptable to the Planning Board.
c) The applicant must supply a copy of the approved Massachusetts Highway
Department permits necessary for construction of the site to the Planning
Department.
2. Prior to the start of construction:
a) A construction schedule shall be submitted to the Planning Staff for the
purpose of tracking the construction and informing the public of
anticipated activities on the site.
b) During construction,the site must be kept clean and swept regularly.
3. Prior to FORM U verification (Building Permit Issuance):
a) The Planning Board must endorse the final site plan mylars and three (3)
copies of the signed plans must be delivered to the Planning Department.
b) One certified copy of the recorded decision must be submitted to the
Planning Department.
3
K ! PG 324
4. Prior to verification of the Certificate of Occupancy:
a) The applicant must submit a letter from the architect and engineer of the
project stating that the building, signs, landscaping, lighting and site layout
substantially comply with the plans referenced at the end of this decision as
endorsed by the Planning Board.
b) The Planning Staff shall approve all artificial lighting used to illuminate
the site. All lighting shall have underground wiring and shall be so
arranged that all direct rays from such lighting falls entirely within the site
and shall be shielded or recessed so as not to shine upon abutting
properties or streets. The Planning Staff shall review the site. Any.
changes to the approved lighting plan as may be reasonably required by
the Planning Staff shall be made at the owner's expense. All site lighting
shall provide security for the site and structures however it must not create
any glare or project any light onto adjacent residential properties.
c) The building must have commercial fire sprinklers installed in accordance
with the North Andover Fire Department.
5. Prior to the final release of security:
a) The Planning Staff shall review the site. Any screening as may be
reasonably required by the Planning Staff will be added at the applicant's
expense. Specifically after the detention pond is completed, the Town
.Planner will review the site and any screening as may be reasonably
required by the Town Planner will be added at the applicant's expense
b) A final as-built plan showing final topography, the location of all on® site
utilities, structures, curb cuts, parking spaces and drainage facilities must
be submitted to and reviewed by the Planning Staff and the Division of
Public Works.
6. Any stockpiling of materials (dirt, wood, construction material, etc.) must be
shown on a plan and reviewed and approved by the Planning Staff. Any approved
piles must remain covered at all times to minimize any dust problems that may
occur with adjacent properties. Any stock piles to remain for longer than one
week must be fenced off and covered.
7. In an effort to reduce noise levels, the applicant shall keep in optimum working
order, through regular maintenance, any and all equipment that shall emanate
sounds from the structures or site.
4
a
8. The hours for construction shall be limited to between 7:00 a.m. and 7:00 p.m.
Monday through Friday and between 8:00 a.m. and 5:00 p.m. on Saturday.
9. Any plants, trees or shrubs that have been incorporated into the Landscape Plan
approved in this decision that die within one year from the date of planting shall
be replaced by the owner.
10. The contractor shall contact Dig Safe at least 72 hours prior to commencing any
excavation.
11. Gas, Telephone, Cable and Electric utilities shall be installed underground as
specified by the respective utility companies.
12. No open burning shall be done except as is permitted during burning season under
the Fire Department regulations.
13. No underground fuel storage shall be installed except as may be allowed by Town
Regulations.
14. 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.
15. Any action by a Town Board, Commission, or Department, which requires
changes in the plan or design of the building, as presented to the Planning Board,
may be subject to modification by the Planning Board.
16. Any revisions shall be submitted to the Town Planner for review. If these
revisions are deemed substantial, the applicant must submit revised plans to the
Planning Board for approval.
17. This Special Permit approval shall be deemed to have lapsed after_September 8,
2002 (two years from the date permit granted) unless substantial use or
construction has commenced. Substantial use or construction will be determined
by a majority vote of the Planning Board.
18. A waiver to Section 8.3.5.e.xix has been granted so as to allow the applicant not
to provide a traffic study.
19. No temporary or permanent storage of vehicles, trailers, boats, or any other
transportation or construction equipment shall be allowed on the site after
construction of said premises.
5
b
a
326
20. The following information shall be deemed part of the decision:
Plan Titled: Proposed Stor-S-Self, Self Storage Osgood Street(Route 125)
Prepared for: R.J. Kelly Company, 55 Cambridge Street,Burlington, MA 01803
Prepared By: Richard F. Kaminski&Associates, Inc. 360 Merrimack Street
Lawrence, MA 01843
Scale: '/4"=1'0"1"=30'
Date: 5/3/00,revised 6/2/00, 6/28/00, 8/28/00
Plan Titled: Rendering and Sign Detail
Prepared for: R.J. Kelly Company, Proposed Self Storage, Osgood Street,
North Andover,MA
Prep By: GSD Associates, 148 Main Street, Bldg A, North Andover, MA
01845
Scale: '/2"=1'0"
Date: 6/29/00,revised 8/21/00
Plan Titled: Landscape Plan
Prepared for: Stor-U Self Storage, North Andover, MA
Prepared By: Native Landscapes, 205A Street,Boston, MA 02210
Scale. 1"-30'
Date: 6/26/00, revised 8/4/00
Report Titled: Drainage Report
Dated: 12/28/99,revised 515/00
Prepared By: Richard Kaminski, 360 Merrimack St.,Lawrence, MA
01843
cc: Applicant
Engineer
File
6
.JOWT S e4' 1 0
o® ,.ao , 1� I t
RECEIVED
+m b4,,,,,, � JOYCE RRADSHAW
s�►+�n`` TOWN CLERK
NORTHANDOVER NORTH ANDOVER
® CE OF 1000 MAY 18 P 2- 3 2
THE ZONING BOARD OF APPEALS
27 CHARLES STREET
NORTH ANDOVER,MASSACIIUSETTS 01145
Any appeals shall be filed NOTICE OF DECISION wi
within(20)days after the Year 2
dft of filing of wn is notice at: 1679 Oszood Sty T
in the office of the To Clerk.
N I Kelly Co p y, /a: 55 Cambridge St, Burlington,ritA DATE:5/10/2000
}� ADDRESS: for premises at: 1679 Osgood St. PETITION:006-2000
`U North Andover,MA 01845 HEARING: 5/9/2000
The Board of Appeals held a regular meeting on Tuesday evening,May 9, 2000 at 7:30 PM upon the
application of R.J.Kelly Company, d/b✓a 55 Cambridge St.,Burlington,MA for prenjises at: 1679
0890041 St.,Rte.0125,North Andover,MA. Petitioner is requesting a Variance&Finding from the
requiremants of Section 7,Paragraph 7.6 for relief of floor area ratio from 0.50:1 to 0,66:1,and Section 8Paragraph ,
8.1 to Provide 11 Parking spaces insWd of 121,within the I-S Zoning District, Petitioner is
�7? requesting a finding for a Special Permit from Section 4.135 Paragraph 9,in order to construct a
warehouse. The fbilowing me : Raymond Vivenzio,Robert Ford, John Pallone,Ellen
McIntyre,
Upon a motion made by Robert Ford and 2d by John Pallone the Board voted to GRANT JUL 7 A00 Rm 12:55
a Varian"from the requirements of Section 8,Paragraph 8.1 to provide for 45 parking spaces including
2 handicapped spaces, Section 7,Paragraph 7.6 for floor am ratio did not require a variance. On the .
condition and basis that the petitionerhas satisfied the Provisions of Sectlon 10,paragraph 10.4 of the
Zoning Bylaw and that the granting of these variances will not adversely affect the nei rh or
derogate from the intent and purpoge of the Zoning Bylaw. s Zoning of have
power upon appeal to grant variances from the terms of this Zoning Bylaw where the Board finds that
owing to circumstances rebtling to soil conditions,shape,or topography of the land or
especially affecting such land or structures but not affecting generally the zoning district in general,a literal
enforcement of the provisions of this bylaw will involve substantial hardship,financial or otherwise,to the
pefitioner or applicaiii, that desirable relief may be granted without substantial detriment to the public
good and without mWdYmg or MbstalitiallY d=Pting from the intent or purpose of this bylaw.
The Board voted to GRANT a spedal pamft from Section 4.135,Paragraph 9,in order to construct a
warehouse fora Particular purpose on the condition and basis that it be a self storage warehouse fuffity
only and if any change in use from a self storage warehouse facility the property owner is required to come
back in front of the ZBA to obtain the authorization for any change in use. In accordance with the Plan of
Land by: Richard F.Kaminsid&Associates,Inc.#29031,dated 5/3/2000(rvvision A,general revisions),
Voting in favor: Raymond Vivenzio,Robert Ford,John Pallone,&Ellen McIntyre.
Furtbamom ifthe ri&s sutborimd by thevariance are not*=cised within ono(1)year ofthe date ofthe FV4 they$hall lapse,and
may be ed only after nctica,and a new hearin& FurtherwoM if a Special Permit gr,,dad under the provisionscontained
herein shall be deemed to have lapsed after a two(2)year period fi•om the date on which the special Permit was pow unless
substantial use or construction has commenced,they shall lapse and may bee only after notioq and a new hearing,
By o of of s,
William J. Ivan,C;
mU 'sions2000/14 ,•. '
BOARD OF APPEALS 689.9541 BUILDrNGS 688-9545 CONSERVATION 688-9530 IiEALTH 688-9540 PLANK NG 688-9535
EXHIBIT D
STORMWATER MANAGEMENT REPORT
(Filed Under Separate Cover)
Amended Site Plan Review,CDD3 and Parking Reduction Special Permits Memorandurn -- Planning Board
22
EXHIBIT E
TRAFFIC MEMORANDUM
Amended Site Plan Review,CDD3 and Parking Reduction Special Pennits Memorandmn -- Planning Board
23
c
V11b
To: Greg Susko Date: October 27,2022 Memorandum
Director of Construction
Storage&Distribution Group LLC Project#: 15848.00
31 Border Street
Cohasset, MA 02025
From: Patrick Dunford, PE Re: Transportation Evaluation
Senior Project Manager Proposed Self-Storage Building
1701 Osgood Street
North Andover, Massachusetts
VHB has evaluated the potential traffic impacts associated with an additional self-storage facility proposed to be
located at 1701 Osgood Street (Route 125) in North Andover, Massachusetts (the"Site").The development proposal
for the Site involves a new 47,244 square foot (sf) self-storage building including 394 storage units (the"Project") to
be constructed at the easterly end of the existing 3.016-acre Site.The building would be constructed to the east of the
existing Extra Space self-storage building at the westerly end of the property closest to Osgood Street(Route 125).
This memorandum summarizes the expected trip generation and parking demand associated with the Project along
with a sight distance analysis for the Site driveway, which will remain unchanged as part of the Project.As detailed
herein, the proposed Project is expected to have negligible impacts on Site access and circulation.
Project Description and Site Location
The Project Site is located at 1701 Osgood Street in North Andover, Massachusetts.The proponent, Extra Space
Properties 104 LLC, currently is operating an existing 50,094 sf self-storage building with 486 units at the westerly end
of the Site closest to Osgood Street. Access to the Site is provided by a single full-access driveway located at the
northerly end of the Site's Osgood Street frontage. The Site is abutted by undeveloped land to the north, private
residential properties to the east,and a commercial property to the south.The property on the opposite side of the
street at 1450 Osgood Street currently is being redeveloped to include a new 3.8 msf Amazon warehouse and
distribution facility, along with renovations to the existing "Osgood Landing" building located at 1600 Osgood Street.
The development at 1450/1600 Osgood Street will be concentrated at the central portion of the Site with the northerly
end of the property opposite the Site being used for ground-mounted solar panels. Substantial access improvements
are being implemented in conjunction with that project.These include the installation of a traffic signal at the
development's northerly driveway roughly 625 feet to the south of the Project Site driveway.
As previously noted,the Project will consist of a new 47,244 sf/394-unit,three-story self-storage building.There will be
a combined 97,338 sf of storage space with 880 storage units provided between the two buildings.The new building
will be located at the easterly end of the Site to the east of the existing building.To accommodate the new building,
an existing septic system serving the Site will be removed, and the Site will connect to town sewer service within
Osgood Street when sewer line improvements within Osgood Street are completed and operational.
There currently are 36 striped parking spaces within the Site,with 14 at the front end of the property and the
remaining 22 to the east of the building. In conjunction with the Project, the rear parking supply will be reduced to 12
parking spaces;a reduction of 10 spaces.The resulting overall 26-space parking supply still will meet the requirements
of the North Andover Zoning Bylaws as shown on the Site plans accompanying this submittal.The proposed building
will include the proposal for two (2) loading spaces as shown on the Site Plans.
101 Walnut Street
PO Box 9151
Watertown,MA 02472-4026
(00242382;v1)\\vhb\gbl proj\Wat-TS\15848.00 Extra Space N Andover\docs\memos\traffic evaluation.docx P 617.924.1770
.E
Ref: 15848.00
October 27, 2W2
Page 2 Memorandum
Existing Conditions
The existing condition analysis consists of an inventory of the traffic control, roadway, driveway, and intersection
geometry next to the Site, and a review of recent crash history.
Osgood Street (Route 125)
Adjacent to the Site,Osgood Street (Route 125) is a four-lane arterial roadway running in a north/south direction.This
roadway connects to 1-495 to the north via Industrial Avenue in the City of Haverhill and to the south via Sutton Street.
Osgood Street also connects to Route 133 to the south at its intersection with Sutton Street.
Osgood Street falls under the jurisdiction of the Massachusetts Department of Transportation(MassDOT) in this area.
The posted speed limit on Osgood Street (Route 125) is 40 miles per hour(mph) in both directions next to the Site.
On-street parking is prohibited and there are not any sidewalks provided in either side of the street near the Site
However,VHB understands that the traffic improvements being constructed as a part of the Amazon project will
include enhanced signalization and a shared use path on the west side of Osgood Street, both of which are in the
process of being constructed.
Osgood Street (Route 125) at Project Site Driveway
The existing Site driveway intersects Osgood Street from the east to form a three-way unsignalized intersection,Two
travel lanes are provided on Osgood Street in both directions.The Site driveway is approximately 37 feet wide.As a
private driveway intersecting state highway,the driveway functions under"STOP"control.While no pavement
markings are provided,the driveway is wide enough to function as if separate exiting left- and right lanes are
provided. However, due to exiting traffic observed to be infrequent during field visits,the driveway generally functions
with single entering and exiting lanes.
Crash Summary
VHB conducted a crash analysis to identify potential vehicle accident trends and/or roadway deficiencies in the traffic
study area.The most current vehicle accident data for this area was obtained from MassDOT for the years 2015 to
2019.The MassDOT database is comprised of crash data from the Massachusetts Registry of Motor Vehicles (RMV)
Division primarily for use in traffic studies and safety evaluations. Data files are provided for an entire city or town for
an entire year, though it is possible that some crash records may be omitted either due to individual crashes not being
reported, or the local crash records not being provided in a compatible format for RMV use. Following a review of the
MassDOT crash data from 2015 through 2019 there were not any reported crashes at the existing Site driveway.
Highway Safety Improvement Program
In addition to the crash research noted above, study locations also should also be reviewed in MassDOT's Highway
Safety Improvement Program (HSIP) database.An HSIP-eligible cluster is one in which the total number of"equivalent
property damage only"' crashes in the area is within the top 5%of all clusters in that region. Being HSIP-eligible
1 Equivalent property damage only"is a method of combining the number of crashes with the severity of the crashes based on a weighted scale,
Crashes involving property damage only are reported at a minimal level of importance,while collisions involving personal injury(or fatalities)
are weighted more heavily.
101 Walnut Street
PO Box 9151
(00242382;vl)\\vhb\gbl pro}\Wat-TS\15848.00 Extra Watertown,MA 024724026
Space N Andover\docs\memos\traffic evaluation.docx P 617.924,1770
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Ref: '15848.00 Vhb
Ocioher 2 , 2022
Page 3 Memorandum
makes the location eligible for FHWA and MassDOT funds to address the identified safety issues at these locations.As
part of this effort,VHB reviewed this database and did not find Osgood Street near the Site listed as an HSIP-eligible
cluster.
Trip Generation
To estimate the number of vehicle trips to be generated by the proposed Project,traffic counts of the existing Site,
standard data from the Institute of Transportation Engineers (ITE), and previously collected counts at other existing
self-storage sites in Massachusetts were considered.
Existing Site Volumes
As part of this evaluation,VHB conducted continuous traffic counts of the existing Site driveway over a 48-hour period
on Wednesday October 5,2022 and Thursday,October 6,2022 using an automatic traffic recorder(ATR). A total of 39
and 47 vehicles trips (roughly half entering and half exiting)were observed on the respective Wednesday and
Thursday counted. Focusing on the busier of the two days counted (Thursday), the morning peak hour occurred
between 8:45 AM and 9:45 AM. On this same day,the evening peak hour was found to occur early in the afternoon—
2:30 PM to 3:30 PM—which generally is earlier than the weekday evening commuter peak hour for arterial roadways
such as Osgood Street. During the morning peak hour there were 6 entering and 4 exiting vehicles; a total of 10 peak
hour vehicle trips.Trip generation during the evening peak hour was slightly lower,with 4 entering and 5 exiting
vehicles observed (9 total vehicle trips).
Project Trip Generation
Following standard industry practice, trip generation initially was estimating using standard ITE data from the Trip
Generation Manual'.The volume of traffic expected to be generated by the existing 50,094 sf facility was estimated
using the ITE data, along with the total trip generation following the completion of the Project. Specifically,trip
generation was estimated based on ITE land use code (LUC) 151 (Mini-Warehouse) considering the existing and
proposed building sizes.The resulting trip generation is shown in Table 1.
2 Trip Generation Manual 01th edition),Institute of Transportation Engineers(Washington DC),2021.
101 Walnut Street
PO Box 9151
(00242382;vl)\\vhb\gbKproj\Wat-TS\15848.00 Extra Watertoxvn,MA 02472-4026
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Vhb
Ref: 1`848.00
Octohei 21, 2022
Page d Memorandum
Table 1 ITE Trip Generation Summary
Total building area —Existing = Project addition
Time Period Direction 1 (97,338 sfla (50,094 sflb (47,244 sf)`
Weekday Daily Total 142 74 68
Weekday Morning Enter 9 5 4
Peak Hour Exit 9 4 5
Total 18 j 9 9
i
Weekday Evening Enter 9 5 4
Peak Hour Exit 9 4 5
Total 18 9 9
a Based on ITE LUC 151 (Mini-Warehouse)for 97,338 sf of total self-storage building area within the Site following Project completion.
b Based on ITE LUC 151 (Mini-Warehouse)for existing 50,094 sf self-storage building.
c Additional traffic generated by Site calculated as difference between total trip generation following Project completion and exiting Site
trip generation estimated based on ITE data.
As shown in Table 1, using ITE methodology,the proposed Project is expected to generate approximately 9 additional
vehicle trips during both the weekday morning and evening peak hours.The ITE data indicates that an additional 68
vehicle trips (34 entering and 34 exiting) can be expected to be generated by the Site.
While the ITE-based peak hour trip generation estimates are similar to the actual volumes observed by VHB, the ITE
data overstates the daily trip generation.Accordingly, VHB also reviewed traffic counts previously conducted at similar
facilities (including the existing Site) for comparison purposes as discussed in the following section.
Trip Generation—Comparable Facilities
As noted earlier,VHB recently conducted trip generation counts at the existing 50,094 sf self-storage facility at the
Site. VHB also previously had compiled traffic counts for other existing self-storage facilities throughout
Massachusetts. Specifically, peak period traffic counts previously were conducted by VHB at the following locations:
> 425 Washington Street,Woburn—Public Storage
> 490 Eastern Avenue, Malden—Public Storage
> 650 Eastern Avenue, Malden—Public Storage
> 329 Boston Post Road, Marlborough—Storelocal
> 1701 Osgood Street, North Andover—Extra Space
The observed peak hour trip generation at these facilities is summarized in Table 2.
101 Walnut Street
PO Box 9151
(00242382;vt)\\vhb\gbl prof'Wat-TS\15848.00 Extra Watertown,MA 024724026
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October 17, 2022
Page 5 Memorandum
Table 2 Observed Peak Hour Trip Generation—Comparable Existing Facilities
Woburn Public Malden Public Malden Public Marlborough N.Andover Weighted
Time Storage' Storageb Storage` Storelocald Extra Space' Average
Period Direction (130,658 sf) (125,388 sfl (99,440 sf) (117,438 sf) (50,094 sf) Trip Rater
Weekday Enter 9 4 2 3 6 0.05
Morning Exit 10 1 2 3 4 0.04
Total 19 5 4 6 10 0.09
Weekday Enter 3 2 2 2 4 0.02
Evening Exit 5 9 4 2 5 0.05
Total 8 11 6 4 9 0.07
a Based on ATR counts conducted by VHB at 425 Washington Street(Public Storage)in Woburn,Massachusetts on Friday, Marcy 24,2011.
b Based on peak period turning movement counts(TMCs)conducted by VHB at 490 Eastern Avenue(Public Storage)in Malden,Massachusetts
on Thursday May 6,2021.
c Based on peak period TMCs conducted by VHB at 490 Eastern Avenue(Public Storage)in Malden,Massachusetts on Thursday May 6,2021.
d Based on peak period TMCs conducted by VHB at 329 Boston Post Road(Storelocal)in Marlborough,Massachusetts on Thursday April 25,
2019.
e Based on ATR counts conducted by VHB at the existing 1701 Osgood Street,North Andover Site driveway on Thursday,October 6,2022.
f Weighted average trip generation rate calculated as total trips generated at study sites divided by total combined area of study sites(in
1,000 sf).
As shown in Table 2,the observed peak hour trip generation at the five existing sites studied by VHB ranged from 4 to
19 vehicle trips.VHB used this data to develop a weighted-average trip generation rate considering the volume of
traffic generated and sizes of each facility.This rate—based on actual counts from comparable Massachusetts facility—
was applied to the proposed Project size as shown in Table 3 and compared to the ITE-based estimates.
101 Walnut Street
PO Box 9151
(00242382;vt)\\vhb\gbl\pro)'\Wat-TS\15848.00 Extra Watertown,MA 024724026
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Page 6 � Memorandum
Table 3 Trip Generation Comparison
Trip generation based on observed counts
ITE-based estimate for
Time Weighted Average Project addition Project
Period Direction Trip Rate' (47,244 sf)b (47,244 sf)`
Weekday Enter 0.05 2 4
Morning Exit 0.04 2 5
Total 0.09 4 9
Weekday Enter 0.02 2 4
Evening Exit 0.05 2 5
Total 0.07 4 9
a Table 2;weighted average trip generation rate calculated as total trips generated at study sites divided by total combined area of study
sites(in 1,000 sf).
b Trip generation calculated by applying weighted average trip generation rate to proposed 47,244 sf building size.
c Additional traffic generated by Site calculated as difference between total trip generation following Project completion and exiting Site
trip generation estimated based on ITE LUC 151 (Mini-Warehouse)data considering difference between trip generation for 97,338 sf of
total self-storage building space and existing 50,094 sf self-storage building,
As shown in Table 3, using ITE data to estimate Project trip generation results in more than double the level of peak
hour traffic than would be expected based on actual Massachusetts count data. The resulting increase of 4 peak hour
vehicle trips is equivalent to one additional vehicle traveling to or from the Site every 15 minutes.That nominal level
of trip generation would have a negligible impact on traffic operations within the Site and on the surrounding
roadway system.
Parking Generation
The parking needs for the Project will be accommodated by the 14 spaces for the existing building and 12 spaces for
the Project addition; a total of 26 spaces combined for the two buildings.
VHB evaluated the adequacy of the proposed parking supply using standard ITE parking data'. Based on the ITE data,
the overall total of 97,338 sf of self-storage building space would generate an 851h percentile demand of 25 parked
vehicles. Similar to the trip generation analysis,VHB also compared the ITE-based parking demand projections to that
previously observed at local sites throughout Massachusetts.The results of this comparison are summarized in
Table 4.
3 Parking Generation,511,Edition.Institute of Transportation Engineers,Washington D.C.(2019).
101 Walnut Street
PO Box 9151
{00242382;v1)\\vhb\gbl\proj'\Wat-TS\15848.00 Extra Watertown,MA 024724026
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October 27, 2021
Page 7 Memorandum
Table 4 Observed Parking Demand—Comparable Existing Facilities
Brighton Public Woburn Public Malden Public Malden Public
Time Storage' Storageb Storage` Storaged North Andover Project Site
Period (113,788 sfl (130,658 sfl (125,388 sfl (99,420 sfl (97,338 sfl
Weekday i 8 7 8 4 26 space Lqp lV
a Source:parking accumulation counts conducted by VHB at 156 Lincoln Street,Boston(Brighton),Massachusetts on Friday March 24,2011.
b Source:parking accumulation counts conducted by VHB at 425 Washington Street(Public Storage)in Woburn,Massachusetts on Friday,
March 24,2011.
c Source:parking accumulation counts conducted by VHB at 490 Eastern Avenue(Public Storage)in Malden,Massachusetts on Thursday May 6,
2021.
d Source:parking accumulation counts conducted by VHB at 650 Eastern Avenue(Public Storage)in Malden,Massachusetts on Thursday May 6,
2021.
As shown in Table 4,the combined parking supply for the existing building and proposed new Project building will be
26 parking spaces.This available parking supply is more than three times higher than the peak demand observed at
any of the other four sites studied, all of which are larger than the combined 97,338 sf of self-storage space that will
be provided on this Site.Accordingly, this parking supply,which also satisfies the requirements of the North Andover
Zoning Bylaws,will be more than adequate to accommodate the likely parking demand.
Loading Spaces
The Project's new building also will include two (2) loading spaces as depicted on the Site Plans accompanying this
submittal, although the Zoning Bylaw may require a total of three (3) loading spaces for the proposed self-storage
warehouse use.The Applicant indicates that its experience with self-storage warehouse facilities,which it operates
nationwide, is that with the low intensity nature of this use combined with the design of the self-storage facility units,
there would be little, if any, use of the required loading spaces.As a result, a reduction of loading spaces is
appropriate because the requested relief does not cause detriment to the surrounding neighborhood as this reduction
will not result in: (a) an increase in traffic volumes; (b) result in increased traffic congestion or queuing of vehicles; (c)
any change in the type of traffic; (d) any change in traffic patterns and access to the site;(e) any reduction in on-street
parking (as no on-street parking is allowed on this segment of state highway);and, (f) the creation of any unsafe
conflict of motor vehicle and pedestrian traffic.
Sight Distance
VHB conducted a sight distance analysis, conforming to guidelines of the American Association of State Highway and
Transportation Officials (AASHTO)4, at the existing Osgood Street driveway. Sight distance is generally divided into
two categories: Stopping Sight Distance and Intersection Sight Distance.
Stopping Sight Distance (SSD) is the distance required for a vehicle approaching an intersection from either direction
to perceive, react, and come to a complete stop before colliding with an object in the road (in this case an exiting
4 A Policy on the Geometric Design of Highways and Streets.American Association of State Highway and Transportation Officials,2011.
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vehicle from the Site). In this respect, SSD can be considered as the minimum visibility criterion for the safe operation
of an unsignalized intersection.
Intersection Sight Distance (ISD) is based on the time required to perceive, react, and complete the desired critical
exiting maneuver once the driver from the Site driveway decides to execute that maneuver. Calculation of the critical
ISD includes the time to (1) turn left, and to clear the half of the intersection without conflicting with vehicles
approaching from the left;and (2) accelerate to the operating speed of the roadway without causing approaching
vehicles to unduly reduce their speed. In this context, ISD can be considered as a desirable visibility criterion for the
safe operation of an unsignalized intersection.While SSD is the minimum distance needed to avoid collisions, ISD is
the minimum distance needed so that mainline motorists will not have to substantially reduce their speed due to
turning vehicles.To maintain safe operations, ISD only needs to be equal to the SSD, though it is desirable to meet
ISD requirements by themselves.Table 5 summarizes the sight distance analysis for this Project.
Table 5 Sight Distance Analysis Summary
Stopping Sight Distance(ft)a Intersection Sight Distance(ft)a
Location Traveling Required Measured Turning Desired Measured
Osgood Street(Route 125) Northbound 305 310 Left 470 365
at Site driveway Southbound 305 > 700 Right 470 > 700
a Based on guidelines established in A Policy on the Geometric Design of Highways and Streets 71h Edition American Association of
State Highway and Transportation Officials(AASHTO),2018 for the posted 40 mph speed limit.
As shown in Table 5,the required SSD is available in both directions on Osgood Street approaching the Site driveway.
While ample sight distance is available heading southbound it is more limited in the northbound direction.This is not
due to a physical obstruction but, rather,tall grass growing immediately next to the roadside within the state highway
layout. There also is temporary construction fencing in this area associated with ongoing Osgood Street road work by
others. However,the required SSD still is available,though only slightly. An Access Permit previously was issued by
MassDOT for the original development of this Site, and no changes are proposed to the driveway design that was
approved and constructed. Regardless, the Proponent will contact MassDOT to request that the existing overgrowth
within the state highway layout be removed by MassDOT as part of its regular maintenance. This normal maintenance
may have been precluded by the temporary construction fencing in this area, but the SSD can be significantly
improved by the removal of this brush.
Following AASHTO standards, ISD typically is measured from a 14.5-foot setback from the edge of the travelled way.
In this instance,there is a large bush located to the right of the Site driveway which restricts sight distance looking in
that direction. However,when measured from a more typical 10-foot stopping point from the edge of Osgood Street
there is a clear sight line looking to the north well beyond the desirable AASHTO levels. Regardless, if desired, this
bush still can be removed to further enhance visibility looking in that direction. Looking to the left from this point at
the driveway, there is approximately 365 feet of available ISD looking to the south.This falls below the 470-foot
desirable ISD level specified by AASHTO. However,this ISD still exceeds the critical required SSD on that approach.
While the desirable ISD levels frequently are not met,at a minimum,the available ISD should at least match the
required SSD. In doing so, there will be enough visibility so that vehicles are not turning from the driveway beyond a
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point where an approaching vehicle would not be able to stop safely.The ISD is not limited by the roadside growth
noted above.This is due to the intersection sight line being measured to an AASHTO-required 3.5-foot height. By
comparison,AASHTO requires that SSD be measured looking to a 2.0-foot object height at the driveway. Because of
that the roadside grass blocks the lower SSD sight line. Regardless,the ISD sight lines are not significantly impeded by
that growth and the standards discussed above are satisfied in this instance.
Conclusion
VHB has conducted a transportation evaluation to determine the potential traffic generation and parking demand
associated with the Project. Both were evaluated considering standard ITE data, existing counts and observations of
the Site, and trip generation and parking demand data compiled from prior studies of other self-storage facilities.This
analysis indicates that the addition of the proposed 47,244 sf/394-unit self-storage building will result in negligible
additional traffic. Specifically, an additional four peak hour vehicle trips are anticipated—only one additional vehicle
travelling on Osgood Street every 15 minutes under peak period conditions. Likewise,the proposed 26-space parking
supply serving the two buildings within the Site, as well as the addition of 2 new loading spaces serving the proposed
new building,will satisfy the requirements of the North Andover Zoning Bylaws as well as the anticipated actual
demand.
VHB also conducted a sight distance evaluation of the existing Site driveway,which will remain unchanged as part of
the Project. This analysis indicates that adequate sight lines are available in both directions on Osgood Street looking
to and from the Site driveway to allow for safe and efficient access and egress. However, the Proponent will be
reaching out to MassDOT to request that existing roadside brush within the state highway layout be removed by
MassDOT as part of its regular maintenance.This will further improve the sight lines looking to and from the south of
the Site driveway.
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EXHIBIT F
SITE PLANS, INCLUDING ARCHITECTURAL LAYOUT
AND ELEVATION PLANS, CIVIL PLANS,AND
LANDSCAPING AND LIGHTING PLANS
Amended Site Plan Review,CDD3 and Parking Reduction Special Permits Memorandum -- Planning Board
24