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HomeMy WebLinkAboutMemo to Planning Board for Site Plan Review Special Permit & Watershed Special Permit (2023 Homegrown Lacrosse) MEMORANDUM To: Town of North Andover Planning Board Applicant: Homegrown Lacrosse LLC Owner: Lawrence Municipal Airport Property: 492 Sutton Street (New Project Address TBD) Map 34A, Block 75, Lot 1B Date: October 5, 2023 MEMORANDUM IN SUPPORT OF APPLICATION FOR SITE PLAN REVIEW SPECIAL PERMIT AND WATERSHED SPECIAL PERMIT I. INTRODUCTION Homegrown Lacrosse LLC (the "Applicant") is seeking to further develop a portion of the Lawrence Airport property, which is proposed to be leased from the property owner, The Lawrence Municipal Airport (the "Owner"). The airport property and campus includes more than 400 total acres (17,500,000± SF), is substantially developed with numerous existing buildings, structures and infrastructure improvements, and is home to a variety of existing mixed commercial uses in addition to the airport operations. The main entrance and primary address for the airport property is 492 Sutton Street and the property is designated on the Town Assessor's Maps as Map 34A, Block 75, Lot 1B. The Applicant's proposed development and project site is a portion only of the airport parcel, which is comprised of approximately 2.5 acres (110,670±SF) of land and proposed to be leased from the Owner (the "Project Site"). The Project Site is currently undeveloped and has yet to be assigned an independent street address, but is located along Sutton Street,between Terminal Road (ie, the Airport access driveway) and Old Clark Road. It is located within the Industrial 2 (I-2) Zoning District and is also partially within the Watershed Protection District. The Applicant is seeking site plan review and watershed special permits for the proposed development and construction of a new 39,100±SF athletic facility, including all associated site work, parking, utility, drainage, landscape and other related improvements, all as further described herein and in the plans and reports submitted herewith. Site Plan Review and Watershed Special Permit Memorandum -- Planning Board f00272795;vl} I II. PROPOSED PROJECT The Applicant presently operates an athletic training facility at 400 Osgood Street in North Andover and proposes to develop a new 39,100± SF athletic facility at the Project Site and relocate and expand its existing operations at the new facility. The proposed new facility would contain approximately 41,100± SF of GFA, in total, including footprint (39,100± SF ground floor) plus mezzanine level space. While the floor area will consist mostly of indoor practice fields, there will also be limited accessory office, administrative, mechanical and flex spaces (of approximately 2,000± SF), with the mezzanine level viewing area above. In addition to the new builing, the project will also include development and construction of appurtenant improvements, all as shown on the plans, including utilities, access drive, parking lot, drainage and landscape improvements, and such other features and improvements as further detailed and depicted in the plans. The parking lot improvements for the project will be constructed of porous pavement as detailed in plans and will include the construction of a total of 44 spaces (42 standard and 2 ADA/Handicap), which would satisfy parking requirements for the facility based upon a 120 person occupancy/capacity threshold. The access drive to the Project Site will be from Terminal Road, and no new existing curb cuts or access to Sutton Street or any other public ways are proposed to be added. The subject lot on which the Project Site is located was created prior to 1994, and there is only a small corner of the property (at the southeasterly edge of the Project Site, along Old Clark Road) that slightly encroaches and is located within the applicable 325' Non-Discharge zone. Further, the area that is located within the Non-Discharge zone is entirely within the property's front setback and there are is intended construction and no permanent structural improvements to be situated within the area. However, it is possible that this area may become subject to some disturbance, site work or landscaping during routine construction activities. But it is believed that impacts, if any, would be insubstantial and temporary, and there would be no watershed surface changes as all areas within the applicable 325' Non-Discharge zone would remain impervious. The proposed project is consistent with existing property development and creates no substantial increased burden requiring additional resources than already presntly exist, as the proposed project is using, extending and improving facilities, infrastructure and services that are already currently existing or provided at the airport development: • The project is appropriately situated within the airport campus to coincide with existing conditions and to utilize the existing airport access road; Site Plan Review and Watershed Special Permit Memorandum -- Planning Board f00272795;vl} 2 • No additional Town services are expected or anticipated, with the project being able to connect to existing nearby water, sewer, electric and gas lines; • Abutting properties will not be negatively affected; • Existing traffic patterns will be maintained with no no significant increased traffic anticipated; All of the forgoing are decribed in further detail in the plans and reports submitted with the filing and will be reviewed and discussed in greater detail before the Board. III. REQUIRED RELIEF Based upon our review of the proposed improvements, and discussions of the Applicant and project team members with Planning and Community Development staff, we have determined that the following relief is required from the Planning Board under the North Andover Zoning Bylaw ("NAZB"): a. Site Plan Review Special Permit (Pursuant to NAZB, §195-8, PART 1, PART 3 and §195-10.7); and b. Watershed Special Permit (Pursuant to NAZB, §195-4.19(B)(2)(a), and §195-10.7). In addition, it is noted that the proposed recreational use is allowed in the I-2 Zoning District upon issuance of a special permit the North Andover Zoning Board of Appeals ("ZBA"). The special permit for such use is being applied for and pursued with the ZBA. IV. SITE PLAN REVIEW AND SPECIAL PERMIT CRITERIA The project meets the criteria described under the NAZB, including as follows: A. SITE PLAN REVIEW CRITERIA a. Conformance with all appropriate provisions of the Zoning Bylaw. The proposed use as a recreational facility is allowed subject to issuance of the special permit by the ZBA. The project also conforms to all dimensional criteria. Site Plan Review and Watershed Special Permit Memorandum -- Planning Board {00272795;v 1} 3 b. Protection of abutting properties from detrimental site characteristics. The Project provides appropriate building setbacks and buffers from the adjacent properties. The adjoining properties will not be negatively impacted by the proposed Project, in as much as the use is an allowed use, setbacks to abutting properties are being maintained, and substantial landscape buffer improvements are proposed to mitigate any impacts for nearby and surrounding residents. ENVIRONMENTAL a. Protection of unique or important natural,historic or scenic features. There will be no adverse impacts to any natural, historic or scenic resource areas. b. Adequacy of proposed methods of refuse disposal. The Property will generate minimal refuse and will provide for adequate disposal. C. Ability of proposed sewage disposal and water supply systems within and adjacent to the site to serve the proposed use. The airport campus is connected to municipal water and sewer systems which are available on site. Sufficient capacity exists within the municipal system to accommodate the proposed project's water and sewer needs. d. Adequacy of the proposed drainage system within and adjacent to the site to handle the increased runoff resulting from the development. The proposed project has been designed to adequately address drainage and stormwater, with porous pavement and connecting to existing stormwater systems. No negative stormwater impacts are expected from the development. Please refer to the Plans and Stormwater Report submitted with Applicant's application for additional information. e. Provision of adequate landscaping, including the screening of adjacent residential uses, provision of street trees, landscape islands in the parking lot and a landscape buffer along the street frontage. Substantial plantings and landscape screening improvements are proposed. See Plans. Site Plan Review and Watershed Special Permit Memorandum -- Planning Board {00272795;v 1} 4 f. Adequacy of the soil erosion plan and any plan for protection of steep slopes, both during and after construction. The Applicant will install and maintain any necessary erosion and sedimentation controls to avoid impact to any adjacent properties during construction and until stabilization of new landscaping. See Plans for detail. g. Protection of adjacent properties by minimizing the intrusion of lighting, including parking lot and building exterior lighting. No adverse impacts anticipated; All lighting to be dark skies compliant. See lighting plan and detail. h. The proposed development must not present a demonstrable adverse impact on the surrounding area resulting from excessive noise, dust, smoke, or vibration which are higher than levels now experienced from uses permitted in the surrounding area. The proposed use is consistent with existing buildings and uses already in operation at the airport campus and in the area. 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. DESIGN a. Buildings shall be located with respect to setbacks placement of parking landscaping and entrances and exits with surrounding buildings and development. The proposed site plan conforms to the required building setbacks, and placement of parking, landscape, entrances or exits for this site are either preexisting or with respect to any new placement of such improvements will not interfere with any surrounding buildings of another adjacent use. b. The buildings shall relate harmoniously to each other in architectural style, site location and building exits and entrances. The architectural style of the proposed new structures has been designed in a manner to complement existing buildings on the airport campus and will complement the neighboring properties. An architectural plan is included as part of the Plans. Site Plan Review and Watershed Special Permit Memorandum -- Planning Board {00272795;v 1} 5 C. Screening shall be provided for storage areas, loading docks, dumpsters, rooftop equipment, utility buildings and similar features. Landscape plan provides for property to be screened. Applicant would request waiver for requirement of dumpster based upon historic operations at existing site where minimal refuse is generated and no dumpster is used/ d. Electric, telephone, cable t.v., and other such lines and equipment must be placed underground. See Plans for more detailed information. e. Demonstrate that the scale, massing and detailing of buildings are compatible with those prevalent in the surrounding area. The proposed building is designed to respect the scale and style of the existing improvements at the site. Please refer to the attached architectural renderings for additional detail. TRAFFIC/PARKING a. The location and number of curb cuts shall be minimized to reduce turning movements, and hazardous exits and entrances. The location and number of curb cuts is appropriate for the proposed use and utilizes already existing terminal access road. The driveways have been designed to provide improved internal site circulation within the airport campus with improved access across terminal road. The fire/safety and handicapped access is adequate as shown on swept path analysis. b. Provision for access to adjoining properties shall be provided as appropriate. Project provides for improved access within internal airport campus access road. C. Driveways shall be located opposite each other wherever possible. Project utilizes existing airport access road. Site Plan Review and Watershed Special Permit Memorandum -- Planning Board {00272795;v 1} 6 d. Joint access driveways between adjoining properties shall be encouraged. Project provides for continued and improved access within internal airport campus access road. e. Internal circulation and egress shall provide for traffic safety. Internal circulation has been designed to maintain existing traffic safety. For the reasons described above and in the supporting documentation and Site Plans described above, the Applicant respectfully requests the Board to vote to grant Site Plan Approval of the Project. B. WATERSHED SPECIAL PERMIT CRITERIA The Project complies with all criteria for a special permit pursuant to NAZB, §195-4.19(B)(2)(a), for the reasons described in the project narrative above and in the supporting documentation and Plans submitted herewith, and as will be reviewed and further discussed upon hearing. The project has no impact on areas within the 325' Non-Discharge zone. As such, the Applicant respectfully requests the Board to vote to grant Site Plan Approval of the Project. C. SPECIAL PERMIT APPROVAL CRITERIA (�195-10.7) Subject to obtaining the requested special permit and relief from the ZBA, the project satisfies the criteria under the NAZB: a. The specific site is an appropriate location for such a use, structure or condition. As the proposed use is allowed and consistent with current uses in area. It is a convenient and centrally located area for the proposed recreational use, not far from schools. b. The use as developed will not adversely affect the neighborhood character. Building an development will be consistent with surrounding buildings. The project provides appropriate building, landscaping and screening set back from adjacent properties. The character of the architectural style of the proposed building will complement the style of the other buildings on Site Plan Review and Watershed Special Permit Memorandum -- Planning Board {00272795;v 1} 7 the airport campus. The proposed uses are well suited for its proposed location. C. There will be no nuisance or serious hazard to vehicles or pedestrians. Driveways have been located to utilize existing internal access and to allow for adequate fire/safety access to the building. d. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. The project is adequately and appropriately serviced by necessary facilities and utilities to adequately address the needs of the project. 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 Plans and other information submitted as part of the review process, the proposed use is in harmony with the general purpose and intent of this Zoning Bylaw for the following reasons. The location of the proposed project is centrally and conveniently located for parents and students and the proposed use is consistent with existing nearby properties and uses. The project allows for use of existing access, adequate fire/safety access, causes no harm to the watershed or any resource areas, and the project will enhance the aesthetics of the Property with new building design, landscaping and screening. Further, the project, as shown on the Plans, will comply with the NAZB subject to obtaining the requested relief from the ZBA. For these reasons, all of the proposed improvements and enhancements noted herein are in harmony with the general purposes and intent of the North Andover Zoning Bylaw. Site Plan Review and Watershed Special Permit Memorandum -- Planning Board {00272795;v 1} 8 V. REQUEST FOR APPROVAL For the above reasons, and as are included in the materials submitted and which will be further discussed upon hearing, the Owner respectfully requests that the Planning Board make the required findings and conditions described under the North Andover Zoning Bylaw, and grant the Owner's request for a Special Permit for Site Plan Approval and Watershed Special Permit. Respectfully submitted, Brooks School By their attorneys, Brian G. Vaughan, Esq. Smolak & Vaughan LLP East Mill, 21 High Street, Suite 301 North Andover, Massachusetts 01845 Tel. (978) 327-5217 Fax (978) 327-5219 Site Plan Review and Watershed Special Permit Memorandum -- Planning Board {00272795;v 1} 9