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HomeMy WebLinkAbout05/30/2019 - Memorandum in Support of Special Permit Applications - 481 Sutton Street A� Memorandum in Support of Special Permit Applications For North Andover Senior Center May 30,2019 This memorandum in support of special permit applications for the proposed multifamily housing project at 1 Surrey Drive, 477—505 Sutton Street. The real estate at 505 Sutton Street will be redeveloped concurrently with the subject premises for the proposed multifamily housing but should not be considered part of this application as it is being designed and permitted by others. Summary of Proposed Project The Town of North Andover proposes to construct a 2-story, 13,500 sf Gross Floor Area Senior Center with associated amenities and 81 surface parking spaces, hereafter referred to as"the Site". The proposed building will include a multi-purpose room,kitchen, caf6/lounge area, office space, fitness room,game room,three activity rooms, as well as an outdoor patio area. Site As presently configured,the lots at 477 and 505 Sutton Street total 4.56 acres; however, approximately 1.34 acres will be donated to the Town of North Andover by the property owner, Sutton Street Redevelopment,LLC, for the construction on the new Senior Center. In addition to this 1.34 acres,the 0.55 acre lot at 1 Surrey Drive will be leased to the Town of North Andover by the property owner, Sutton Street Redevelopment,LLC. The combination of the 1.34 acres and 0.55 acres will constitute the Site. Applicant The Applicant for this project is: Town of North Andover 120 Main Street North Andover,Ma 01845 Project Narrative Site and Abutting Uses The Site is in the northeastern part of North Andover,just off the Route 125 commercial corridor. East of the Site is the China Blossom restaurant. Across the street is a public use airport(Lawrence Municipal Airport) owned and operated by the City of Lawrence. It is approximately 420 acres in size and has two runways. To the south and west of the Site is a residential, single-family neighborhood. The Site is also situated within proximity of many commercial amenities, recreational facilities,the downtown, and the Route 125 commercial corridor. Site Planning In a collaborative effort with the development team of the proposed adjacent multi-family development great care and thought have been brought to the Site planning and the buildings for the adjacent location. Architecturally,the buildings for both developments were designed to be compatible with the vernacular of the community and each other. The proposed 35', 2-story Senior Center will sit along Sutton Street at the furthest point from the residential development to the west and south. Dense landscaping and a fence are proposed to provide screening from the residential areas. Environmental Design Considerations The goal of the Site design was to minimize impact on the environment though low-impact development and through strict compliance with the Massachusetts Department of Environmental Protection Stormwater Management requirements. Finally,the Applicant will comply with the EPA's Energy Star guidelines for the new construction to the maximum extent feasible. Applications to the PlanninI4 Board Town of North Andover requests the following waivers under Section 195-8.14.E from the site plan review submission requirements: • Locus map is at a scale of 1"=500' instead of 1"= 1,500' to provide greater clarity of the site context within the surrounding road network; • (5)Not showing contours within 50' of the parcel boundary. Land within 50' of the parcel boundary is private land to which the Applicant has not been granted access to conduct a survey; • (19)A traffic impact study has not been commissioned. It is our understanding that the proposed multi-family development will be conducting a traffic study. Peak activity at the Senior Center is anticipated to be between the hours of 9:00 am—3:00 pm and therefore,not competing with peak commute times; • (21)A sewer and drainage profile waiver is requested as short and direct connections are _ proposed. Town of North Andover requests the following waivers from the Zoning Bylaw from the Planning Board: 195-8.5A & 195-8.5.C(3): A waiver to allow a 36' wide curb cut where 25' is the maximum allowed. The increased width will allow for 3 exit lanes and I entrance lane associated with the shared driveway special permit. The additional turning lane will minimize queueing of vehicles on-site and improve intersection safety on Sutton Street. In accordance with Section 195-8.2 Applicability; permit granting authority: B. "The Planning Board shall be the special permit granting authority(SPGA)for all special permits under Section 195-8.8 and parking facilities that require a site plan review special permit under Article 8, Part 3, and Section 195-10.7 of this bylaw". And Section 195-8.3 Special Regulations, Section 195-8.3: C. "If the Inspector of Buildings is unable to identify a use with one or more of the uses in the schedule below, an application shall be made to the Planning Board for the purpose of determining a sufficient quantity of parking spaces to accommodate the vehicles of all customers, employees,visitors, occupants, members or clients consistent with the provisions contained in the schedule below". IrU The Inspector of Buildings was unable to identify a use with one or more Board for the purpose of determining the sufficient quantity of parking spaces. Please note,the existing municipal lot used primarily for the existing Senior Center has 81 parking spaces. This municipal lot also serves Town Hall (staff and visitors) and adjacent commercial uses, and adjacent residential uses. The Town feels 81 dedicated parking spaces for the Senior Center use is sufficient and allows for increased use of the center. Town of North Andover requests the following Special Permits for the Planning Board: Site Plan Review Special Permit, Chapter 195,Article 8, Part 3: A special permit to allow for the construction of a new building exceeding 2.000 square feet of gross floor area and the addition of more than five (5)parking spaces. Shared (Common)Driveway, Section 195-2.2(21): A special permit to allow a Shared or Common Driveway. Granting of this special permit would consolidate three(3) existing curb cuts on Sutton Street into one(1) curb cut. The reduction in curb cuts improves vehicular circulation and pedestrian safety on the public street, Sutton Street. Special Permit, Section 195-8.8: The proposal is an allowed use by-right in the B2 zoning district and by special permit (ZBA SPGA) in the R4 zoning district and the parking spaces proposed are a dramatic improvement to the existing condition. The findings and determinations consistent with 195-10.7 are provided below. The request for a special permit is in accordance with 8.8.1)(4)(b) in that although parking is proposed on another lot where the Applicant does not own such other lot,the Applicant shall provide executed instruments establishing to the satisfaction of the SPGA that sufficient legal interest has been acquired in such premises to assure their availability for required parking as long as the use served is in existence. The request for relief does not cause detriment to the surrounding neighborhood based upon the following applicable criteria: • There will be not increase in traffic volumes on the abutting residential street as the exit only onto Surrey Drive will provide for a right-turn only. • There will be no increase in traffic congestion or queuing of vehicles as access will be via a shared driveway off of Sutton Sheet, curb cuts on Sutton Street are reduced, and peak traffic volumes for the Senior Center will not compete with commuting traffic. ® Sutton Street is a main connector road,thus there will be no change in types of traffic. ® There will be no change in traffic patterns. • 81 dedicated parking spaces is significantly more than what is available in the existing shared municipal lot(shared with Town Hall staff and abutting mixed-use properties). • There will not be unsafe conflict or motor vehicle and pedestrian traffic. Applications to the Zoning Board of Appeals Applications to the Zoning Board of Appeals will be submitted shortly after the submittal of this application. General Requirements • Encouraging the most appropriate use of land: This solution presents the most appropriate use of the land for a Senior Center due to the center's proximity to the downtown area, adjacent recreational park, commercial corridor and the ability to provide dedicated parking. t • Preventing overcrowding of land: This proposal allows for a Senior Center.in a B2 and R4 zoning district on 80,000+/- sf of land. • Conserving the value of land and buildings: This site is partially the former location of the Knights of Columbus;those improvements have outlived their usefulness and are both physically and economically depleted. The demolition of the buildings and the redevelopment of the Site will allow for the development of a single structure and associated parking on 80,000+/- sf. • Lessening congestion of traffic: The proposal will share a common driveway on Sutton Street with the proposed multi-family development, as well as sharing an exit driveway to Surrey Drive. This will minimize turning and braking on Sutton Street, improving the traffic flow and safety along this route. • Preventing undue concentration of population: The Senior Center is active Mon.—Sat. with daytime hours of operation. An occasional night meeting may be scheduled. • Providing adequate light and air: The spacing and the presence of exterior patio provides for adequate light and air. • Reducing hazards fi•om fire and other danger: Design and construction will meet the requirements of the most recent Massachusetts building code and 527 CMR: Board of Fire Prevention Regulations. • Assisting in the economical provision of transportation,water, sewerage, schools,parks and other public facilities: The proposal is for a public facility that is in walking distance to McEvoy Park, which was renovated in 2014; municipal water and sewer are available on Sutton Street; and public transit is nearby. • Controlling the use of bodies of water, including watercourses: There are no bodies of water or watercourses that will be impacted by the redevelopment of this Site. All stormwater discharges from the Site will fully comply with the MassDEP Stormwater Management Regulations. • Reducing the probability of losses resulting from floods: The design of the stormwater management system will ensure a reduction in the post-development rate of runoff in accordance with the MassDEP Stormwater Management Regulations. The site is not within a flood plain and will not require any filling of flood plain or wetlands. • Reserving and increasing the amenities of the Town: The Senior Center will be constructed on 1.34 acres of land donated to the Town. The new Senior Center will be approximately double the size of the existing Senior Center. Zoning Bylaw Sec. 10.7—Conditions to be met Town of North Andover believes the Special Permit Granting Authority, the Planning Board, should grant all the requested Special Permits,because each of the following conditions has been met: • The specific site is an appropriate location for the proposed use, structure or condition: This site is appropriate due to its location that allows for this use and is at the junction of two major roads, Route 125 and Sutton Street. It is in within proximity to the downtown area, commercial corridor, and is within walking distance to a public park. • The use as developed will not adversely affect the neighborhood: The proposed Senior Center use is compatible with other nearby residential and commercial uses, such as those found in downtown North Andover(commercial,residential and governmental) and along Route 125 and Route 133 (commercial, governmental, and educational). • There will be no nuisance or serious hazard to vehicles or pedestrians: Vehicular access to the Site has been reduced to a single shared driveway and there are sidewalks along much of Sutton Street. • Adequate and appropriate facilities will be provided for the proper operation of the proposed use: The design and engineering of the Senior Center will be in conformance with the most recent building code in effect. • The Special Permit Granting Authority shall not grant any Special Permit unless they make a specific finding that the use is in harmony with the general purpose and intent of this Bylaw: The Applicant believes that information contained in these applications and supporting documentation provides the Planning Board with sufficient background to be able to make the specific finding that the proposed use is in harmony with the general purpose and intent of the Zoning Bylaw.