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HomeMy WebLinkAbout04/16/2024 - Timestamped Notice of Decision - - ip 101 Town of North Andover Office of the Planning0 Department Community Development and Services Division 120 Main Street k, .,. , f? North Andover,Massachusetts01845 �- NOTICE OF DECISION SITE PLAN REVIEW SPECIAL PERMIT Any appeal shall be filed within 0 days after the date of filing this notice in the office of the Town Clerk, Date: April 16,2024 Date of earring: April 2,202 ,April 16, 2024, Date of Decision: April 16, 2024 Petition of: Tanga Hotel,LLC 492 Batton Street North Andover,WU 015 Owner: City of Lawrence Airport Commission 492 Batton Street North Andover,N.01845 Premises Affected: 492 Sutton Street,North Andover I1U,Assessor's 75.0-00 - ooO,B Re ei it g to the above application for a Site Plan Review Special Permit Article 8 Supplementary egul tion ,Part 3 Site Plan Review and Article 10 Administration. 195-10. the North.Andover Zoning Bylaw. The Applicant proposes construction of four prefabricated hangars including t '- hangers (encompassing 13,730 S and two maintenance hangers (encompassing 10,960 SF)o ,900 SF of leased land area on the South Ramp of the Lawrence Municipal Airport pro eity, The leased land area is located approxilmately 500 feet from Sutton Street,the nearest public road. The Project is located within the Industrial 2 Zoning District. After a public hearing given on the above dates, and upon a motion by P. Boynton and 211 by J. Simons t APPROVE the Site Plan Review Special Permit as amended and subject to the following conditions. Vote was -0 In favor of the application.. Jean Enright On behalf of the Forth Andover Planning Board Eitan Goldberg,Chairman Sean Kevl h.a . Peter Boynton. John Simons 42 Sutton Street Site Plan Review Special Pen-nit—Tango Hotel,LLC Construction of 4 Bangers April 16,2024 The Planning Board herein APPROVE S the Site Ilan Review Special Permit to allow for construction of four prefabricated hangars including two TW angers(encompassing 13,730 S and two maintenance hangers(encompassing 1.0,960 S on 58, 900 SF of leased land area on the South Ramp of the Lawrence Municipal Airport property, The leased land area is located approximately 500 feet from Sutton Street,the nearest public road. The Project is located within the hidustrial 2 Zoning District and is located at 492 Sutton Street,North Andover,Massachusetts, 01845 Assessor's Map 0 5l0--00 1-OOOO. . This Special Permit was requested by the Applicant,'Tango Hotel,LLC,492 Sutton Street,North Andover NIA. 018 5. The application was filed by the Applicant with the Planning Board on March 4, 2024, The Applicant submitted a complete application,which was noticed and reviewed in accordance with the requirements of the North Andover Zoning Bylaw,Article 8 S pplen entai r Regulations,Patt Site Plan Review,Article 10 Administration Section 195-10.7 and MGL Ch.40A See 9. The public hearing on the above referenced application was opened on April 2,2024 and closed on April 16,2024. The Planning Board voted unanimously(by a vote o -0 to grant the Site Plan Review Special Perm t# A.special permit issued by the Planning Board,as special permit granting authority,requires a vote of at least four inembers of a five-member board, The Applicant is hereby notified that should the Applicant disagree with.this Notice of Decision ("Decision"), the Applicant has the right,under MGL Chapter 40A, Section 17,to appeal this Decision within twenty days after the date this Decision has been filed with the Town Clerk. The Planning Board makes the following findings as required by the North Andover,honing Bylaws Article 8,Part 3 Site Plan Review and Section 1 --1 .' ,the Planning Board makes the fording that the intent of the Bylaw,as well as its specific criteria,are met. This Decision specifically stated by the Planning Board makes the following FLINGS of FACT: FIGS of FACT 1 The ecific Site is an appropriate location for such arise structure or condition. The proposed use is allowed and consistent with eurrent uses.in the area; 2) The use as developed will not adversely affect the neighborhood character. uildh g and development will be consistent with surrounding buildings, The Project provides appropriate building and set backs h#om adjacent properties and roadways, 3) There will no nuisance or serious hazard o_vehicles or pedestrians. Driveways have been located to utilize existing internal access ways on the airpol t campus and to allow for adequate fire/safety access to the building; The Project will not impede emergency access to any other area of the airport. 4) Adequate and appKopriate facilities will be provided for the proper operation of the pi poet use. The Project is appropriately and adequately serviced by necessary Facilities and utilities to address the needs of the Project. 5 The use i's in harmony with the general purpose and intent of this Zoni law. 492 Sutton Street Site Plan Review Special Pere it—Tango Motel,LLC Construction or 4 hanger April 1 ,2024 The Project allows for the use of existing access, adequate fire/safety access,and the Pro ect utilize existing paved area rather create new 'impervious area. The Project, a shown on the Plans,will comply with the North Andover Zoning Bylaw. 6) The Site is currently undeveloped and used for outdoor storage of squall single and multi- ugine planes.No new impervious area will be created as a result of the Project. 7) The purpose of the Project is to provide 1)more protective storage of airplanes that are currently stored its the open and subject to the elements; and 2 indoor airplane maintenance space. 8) The leased area is soley withinthe Industrial 2 zoning district and is over 500 Feet from the Watershed Protection District. There are no mapped wetlands within 100 feet of the lease area. 9 The proposed hangers will be well-within the Industrial 2 district's maximum height o 55 feet and the property conforins to all other dimensional requirements under the Zoning Bylaw. 10 The PrOJeGt will not create any additional need for parking.g. is typical with T-h ngers, tenants of the -hangers will likely park their vehicles in their respective angar bay while their plane is in use. Otherwise,the primat-Y airport parking lot is located at the end of Terminal Road and is adequate to+fit the Project need. 11 Stormw ter runoff fi-om the lease area is currently captured by catch basins and discharged into a piped closed dram age system that outlets to an isolated wetland adj ace t to the runway, approximately 350' to the west of the lease area. The Project requires one catch basin to be relocated as shown on the Plan,which will connect to the existing closed drainage system. The Project will not result in an increase to the rate or volume of stormwat r runoff. Additionally, by replacing the existing paved surfaces with hanger roofs,there will be an improvement in the water*quality of storm water runoff within the lease area, 1 The Project will re uire a National l Pollutant Discharge Elimination System(NPDE S Construction General Perinit(CGP)to be filed with and obtained from the United States Environmental Protection A.gen y. 1 The application was reviewed by Jobn Borgesi, Town Engineer,as evidenced by email communications dated April 2,2024,April 10, 2024, and Ap•i116,2024 and f esponse t comments fi-om Andover Consultants dated April 10, 2024. 1 The application was reviewed by Town staff as evidenced by email communications from Ater Maxner, Conservation Administrator, dated March 6, 2024, Lt. Bob 'ilco ne,Fire Prevention Officer, dated March 7,2024,April 5,2024 nd April 11,2024, and Tim Willett,DPW Operastions, dated March 6, 2024 and Brian LaGra se,Health Dircetor, dated March 5,2024. WAS S GRANTED 15 Plan Scale. The Plan,as submitted,is at a scale of 1"=30' because a scale of t" ' would be veiy difficult to dead, 3 492 Sutton StTeet Site Flan Review Special Permit—Tango Hotel,LL Construction of 4 hangers April l 16,2024 16 Landscaping Flan. Due to the existing conditions of the lease area and the surrounding land serving the airport, landscaping is not proposed as pant of the Project. l Traffic Impact Study. The Project will provide enclosed storage for small airplanes that currently are stored out in the open, in the same location where the hangers will b located, as well as additional indoor maintenance space to serve the airpoit's existing users. The Project will not provide any additional amenities that may cause an increase in traffic to the airport. l Stormwater Management Plan, The lease area is currently are impervious,paved surface, and there is existing stormwater manag t en.t i fxastructure within and surrounding the lease area. The existing tormwater infrastructure e adequately addresses the present condition ofthe lease area and the surrounding airport property. The Project will not create now impei#vious surfaces. Finally,the Plaimi .g Board finds that this Project generally complies with the Town of North Andover Zoning Bylaw requirements as listed in Section 19 - .14,as well as Part 3 Site Plan Review,and 19 -1o.'7. The Planning Board hereby grants an approval to the Applicant provided the following conditions are met; SPECIAL IAL CONDITIONS: 19) For the purposes of the Decision, the Planning Board approves the following Permit Definitions: a The "Locus" or "Site" refers to the parcel of land with land fronting on Sutton. Street shown oil Assessor's Map 075.0-0001-00003 and known as 492 Sutton Street,North Andover,Massachusetts. b The "Plans" refer to the Plans prepared by A. odver Consultants, I East Riven Place, Methuen, MA 01844 entitled 'Troposed Site Plan Lawrence Municipal Airport,North Andover,MA.ss", dated February 21, 2024 and revised to April 10, 2024, consisting of l Sheen c The"Project"refers to the construction of four prefabricated hangars including two T-hangers(encompassing 13,730 S and two maintenance hangers (encompassing 10,960 S on+ - 58,900 SF of leased land area on the South Ramp of the Lawrence Muni ipat Airp it property. The leased land area is located approximately 500 feet ftom Sutton Street,the nearest public road. d The "Applicant" refers to Tango Motel, LLC, the Applicant for the Site Flan Review Special Permit, its successors and assigns. o The ' roj ectOwner" refers to the person or entity holding the fee interest to the title to the Locus from time to time, or the leasehold interest to the Project and the fee interest to the building from finae to time,as the context may require,and which can include but is not limited to the Applicant, developer, and owner. 20 The Town Planner shall approve any changes made to those plans. Any changes deemed substantial by the Town Planner would require a Public Hearing and modification to the Special Permit by the Plamiing Board. PRIOR To ISSUANCE of SITE WORK,BUILDING PERMIT,OR CONSTRUCTION 2 X The Applicant will provide copies of all Dccisions,Notification, and Orders o Conditions, if any, from the,North Andover Conservation Commission. 4 i 492 Sutton Street Site Plan Review Special Permit—Tango Hotel,LLC Construction of 4 hangers A.prit 16,24 22 Two 2 copies ofthe signed,recorded Deoision and with endorsed plans attached inust be delivered to the Planning Department. 3 At least 30 days prior to the start of land disturbing activities, the,applicant shall provide to the Planning Department for ireview and comment a copy of its Stormw ter Pollution Prevention Plan S PPP prepared in consultation with the Applicants' site contractor(s) and Project engineers. The S PPP shall be prepared in accordance with the US t Environmental Protection Agency's Stor water Construction General Permit SEPA, 2017),as amended,and related guidance document entitled"Developing Your Storinwater Pollution Prevention Plan; A Guide for Construction Operators." 2 copy of all local, state and federal permits re Wred for the Project shall be submitted to the Planning Department. 25 construction schedule shall be submitted to the Planning Staff for the purpose of tracking the construction and informing the public of anticipated activities. 26) The Applicant shall sign the Illicit Discharge Statement. 2 A.bond in the aniount of twenty thousand dollar , shall be posted for the purpose of insuring that the Site is constructed in accordance with the approved plan and that a final as-built plan is provided,showing the location of all on-site structures(Site Utilities, Structures curb cuts,parking spaces and drainage facilities). This bond shall be in a form acceptable by statute. 28 All erosion conftoi measures as shown on the Plan must be in place and reviewed by the Town Planner. 29) .pre-construction meeting must be held with the developer,their construction employees, Planning Department(arid other applicable departments)to discuss schedulhig of inspections to be conducted on the Project and the constr ction schedule. DUNG CONSTRUCTION 3 Dust mitigation must be performed weekly,or more fi-equently as directed by the Plainn Director,tl ieugho t the construction process. The Site must be kept clean and swept regularly. 1 Any stockpiling of materials(dirt,wood, construction material,etc.)must be shown on a Plan and reviewed and approved by the Planning Staff. Any appfoved piles must remain covered at all times and fenced off to minimize any dust problems that may occur*with adjacent properties. 32 It shall be the responsibility of the developer to assure that no erosion from the construction Site shall occur which will cause deposition of soil or sediment upon adjacent properties or public ways,except as nog*s alty anciliaty to off-site construction. Off-site erosion will be a basis for the Planning Board making a finding that the Project is not in compliance with the Plan;provided,however,that the Platuiirig Board shall give the developer wrAittelx notice of any such Ending and seven days to curie said condition. 5 492 Sutton Street Site Plan Review Special'Permit—Tango Hotel,LLC Construction of 4 hanger's April 16,2024 PRIOR TO A CERTIF ICATE OF OCCUPANCY 3 3 The Applicant must submit a letter from the Project engineer of the Project stating that the building, landscaping, lighting and Site layout substantially comply with the Plans referenced at the end of this Decision as endorsed by the Planning Board and that the stormwater management structures are functioning as designed. PRIOR TO THE PLEASE OF THE PERF ORMANCE BOND 3 The Applicant shall submit an as-built plan stamped by a Registered Professional Engineer in Massachusetts that shows all construction,including stormw ter structures and other pertinent Site features. Thisas-built plan shall be submitted to the Town Pla ier for approval and must be provided in paper form as well as in SDF Standard Digital File)format. 35 The Platming Board must by a majority vote make a.fmding that the Site is in conformance with the approved plan, GENERAL CONDITIONS 36 Any plants, tree, slu*ubs,or fencing that have been incorporated into the Flans approved in this Notice of Decision that die or fall into disrepair must be replaced by the Project Owner in perpetuity. 3 The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation. 3 Gas,Telephone, Cable and Electric utilities shall be installed underground as specified by the respective utility companies. 39) The hours for construction shall be limited to between 7: 0 a.m. and 5:00 p.m. Monday through Friday, and between 8:00 a.m. and 5: 0 p.m. on Saturday, 40 No open burning shall be done except as is permitted during burning season under the Fire DepaAment regulations. 1 The provisions of this conditional approval shall apply to and be bi dhig upon the Applicant, its employees, and all successors and assigns in interest or control. F 42 Any action by a Town Board, Commission,or Depatiment,which requires charges in the Plans or design f the building, as presented to the Planning Board, may be subject to modification by the Plaiining Board. 3 Any-revisions to the Plans shall be submitted to the Staff Planner for review. If these revisions are deemed substantial,the Developer must submit revised plans to the Planning Board rd for approval. 44 Pursuant to the North Andover Zoning Bylaw Section 195-1 . , this Special Perinit approval shall be deemed to have lapsed Aril 16, 2026 (two years from the date of issuance) exclusive of the time required to pursue or await determination of any appeals, unless substantial use or construction has commenced within said two-year period. Substantial use or construction will be determined by a ma onky vote of the Planning Board. 492 Sutton Street i Site Plan Review Special Permit—Tango Motel,LLC Construction of 4 hangers April 16,2024 4 The following information ation shall be deemed part of the Decision: Plan titled: Proposed Site Pan Lawrence Municipal Air of ,North Andover, Mass. Prepared for: Tango Hotel,LLC Sheets: � Prepared y: Andover Consultants I East Fiver Place Methuen,MA o 144 Date: Feb uaq 21,2024 and revised to April 10,2024 Plan titled: Drainage Overview Lawrence Municap Airpoi ,North Ando er MASS. Prepared for: Tango Hotel,LLC Sleets: l Prepared y: Andover ver Consultants I East River Place Methuen,MA o 1844 Date: April 10,2024 Applicant Engineer Abutters Owner 4"lf4all LEASE AREA o Dan 3 # LOCUS PLAN brv,�katT� [3.R..f,y:kESr{wri{ ' SCALE, 3"=800' •'�* FT-Y-02D LEIM tirdl-:V P dk 4E*VLF iY{Fi7S 14+t„r,4g1 rtsT*][ PLACED 14`Q.C. hY ©L0,%'4/F2_AtE0 FILTER WMIA SMA-4v}mk1Tr r YQRK IkREA AgFA TO BE FROTECTEO 1 f I lnrfesm ¢ 'f 12 w+ IU,N6Ak }{ r FFF F - Mou 2S err-,a€r: I i f 5ECTIGH ECST C+M EPE VI11 STRAW VkATTLE ,APEJk 10 EFE PROTECTE I) ru-15C ` 4+'ATER FLO'N Cs FELOCITECATC•k r+ 1NVWEN STARE PLAUD 4C- B'SylB C1 rJ#tn}+ { 4_rk�GK } 1110E } i> � PLfN. NOT TO SULE +IF CAT041S*4 CaAT ' tpL r V REAR FOR, ST_T5AIX ErjkO ktV+?AL f � -� . ! �.._...-....__.........._ ! 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