HomeMy WebLinkAbout05/01/2020 - Common Driveway Special Permit Application - - Slnolak, Esq,SMOLAK i& VAUGIiAN
-A J Ilk i E A T L A S i 11, k Al t
April 30, 202,
C IJ C
BY HAND
Eitan Goldberg,, Chair
Planning Board MAY 01 20VU Illy
Town, of North Andover
120Main Street
ON,S 1.-0
tl��. I WIA I 1 0 N
North Andover, Massachusetts 01845
RE: Coi-Applica rat s,#, 16,00 Osgood Street, L,LC and Hittwood Enterprises, LP
A 1 1 r Common Drivewa. *at Permit
ppl"cat*on fo -y-Speci
it Chairman Goldberg and Other Board Members-,
On behalf of the Co-Applicants, 16,00 Osgood' Street,, LLC and Millwood
Enterprises, LP, enclosed please filnid anAppitilcation for Common Driveway Special
Permit with supporting materials, Since the last hearing before the Board,
representatives of the, Applicants have consulted with the Building, Inspector who has
determined that with the elimination of the proposed definitive subdivision road and
reconfl"'gu rat ion of Lot A and', Lot, Bi. the conversion of the North A Road into an
access easement driveway serving both Lot A and Lot B now constitutes a common,
driveway. As a result, Article 2, S 195-2.2. (Defi nit'lons - Driveway), lof't,he North
Andover Zoning Bylaw provides, in part, that ""subject, to, the granting of a special
permit from the Planning Board, a driveway may be shared by not more than two
tots."' See Section 195-2.2 (Definitions - Driveway For these reasons, the Col-
Applicants are filing this Application for Common Driveway Special Permit.,
We took forward to discussing this matter with the Board at its May 20, 2020,
meeting and hearing, Thank you.
Respectfully, subrnitted,
16,00 Osgood Street, LLC
Hittwood Enterprises LP
By their agent,
Ahn' T, Smo'ta'-
,JTS/
cc" Monica Gregoire, Staff Planner
Hittwood Enterprises,, L.P.
1600 Osgood Street, LLC
Distribution List
Enclosures
re r,M,A O 18 4 5
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PLANNING
DEPARTMENT
C nity&Economic Development Division
Special Permit— Common Driveway Special Permi
Please r print dearly,
® t ti r, 1600Street C and HillwoodEnterprises, L.P.
Petitioner's Address.,c Smoliak&Vualahan LLLLPy.21 HiOSt.,Ste. 301 N.Andover,er MA 01845
Telephone erg (97 32 ''-52
2.Owners f the,Land: 16,00 Osgood Street LLC
Address: 1600 Osgood Street NoOh Andover,, MA 01845
Number of years of ownership: 16 Yrs.,9 r .
3 r lot was create " rule. See ALTA Survey in Plans of Record
rl ti l f r rmect:Common Driveway to serve as access to ProposedLot A and Lot
5.Description f rl l 1s :,Approximately . acres located on the west side f Os Street
.Address, f Property Beingt , 16,00 OsgoodStrut
Zoning District: Industrial 2. l-2
Assessors 34 Lot 54,''and 5
Registryf : Book#:iSee Plans/iiti i
attached"7. "
Existing Lot: ,
Lot Area(Sq. F't),IF Building Height,.,
Street Frontage-,-, SidleSetbacks:
Front Setback: RearSetback:
Floor Area Ratio: Lot Cover
Proposed Lot if applicable),-, ched Site Plan for Lot A and Lot
Lot AreaFt): Building Height:
Street Frontage: i t o s
Front t gar Setback,
Floor Area
Ratio: Lot Coverages
55 I-v e 1 of 2
120 Main Street Nodlh Andover,Massachusetts 01845
Phone 978.688.9535 Fax 978.688.19542 Web wm.northandovernmM
9. Required Lot(as required by Zoning Bylaw).-I fee PlanL
Lot Area(Sq. FI BuildIng Heightl
Street Frontage: Side,Setbacks:
Front Setback: Rear Setback:
Floor Area Ratio: Lot Coverage:
10. Existing Building('if applicable):,, (See Site Plan),
,Ground Floor(Sq, Ft.,)*, #of Floors.
6
Total Sq. KIM; Height:
usel: —,Type of'Construction:
11. Proposed Building: (See,Site PlanL.
Ground Floor(Sq, FtI,): #of Floors:
Total'Sq. Ft. Height,a
Use: ......-Type of Construction:
12., Has there been a previous applicatilonfor a,Special Permit,from the Planni"ng Board on,these
premises?lYes. If so,when and for what type of construction? Mu,ltlDle.
1 3. Section of Zoning Bylaw that Special Permit Is Being,Requested Idle 2, , 195-12.2.,—DefiNtions
—Driveway)and,ArtJ(;.,Ie 10 '� 195-11 a
..:.,§ 01.7A[sDeciall Permit-general],of Chapter 195--North
Andover Zoning Bylaw
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 th�is,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' R,ules, and Regulations may result in a dismissal by the Planning Board of this
application as in co �plete.
0 pe,,
Petitioner's Signature- . ......
T ,
In fin Print or type name her ofin't"SM011aK, Esq. auto driied' a,Le�t for 1600 Osgogotr'ee- L &Hill ood
Enterprises, L,.P.
"h n ak g 0 0
Owner's Signature:
' J0 . .......
Print or type name!;,, J o Smol _,,..EsQ.I orized aQent1'f6r"f6d6I
See Owner and App icant authorizations attached hereto.
15. Please list title of plans and documents,you will be attaching to this,application.
"'100158581;v1)Page 21 of 2
120 Main Street, Nodh Andover, Massachusetts 01845
Phone 9178.6188.9,,535 Fax 978,688.9542 Web www.nMhandoverm
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1
TOWN of NORTH ANDOVER PLANNING BOARD
CO-APPLICANTS: 1600 OSGOODSTREET LLC and
HILLWOOD ENTERPRISES,LP
OWNERS 1600 OSGOOD STREET, LLC
PROPERTY, 1600 OSGOOD STREET Ma 34, Lots 17, 54 and 55)
MEMORANDUM N SUPPORT OF APPLICATION FOR COMMON DRIVEWAY
SPECIAL RMI'
(Article 2, 9 -2.Z—Deflnitions— ive)vay) and,Article 10, 9 - 0, A [special
perivi it-generall, of Chapter 195 North A ndo ver Zon ing Byla)v)
1, INTRODUCTION
1600 Osgood Street, LLB '1600 Osgood") and Hill wood. Enterprises, L.P.
("Hillwood"') are the co-applicants (collectively, 1 o Osgood and Hillwood, the
"'Applicant") requesting Planning Board approval of a common driveway ecial
permit in connection with the proposed redevelopment of an approximate 167, -acre
site (tine "'Property,") common known as Osgood Landing or o Osgood g street, .
More specifically, the Applicant proposes the construction of a common driveway over
a segment of the -called North Access Road which is designed to provide limited
access to proposed Lot A, consisting of approximately 57. acres 2 o 90 s. . of real
property, and full access to proposed Lot B, consisting of a total of approximately 110,3
acres , o , 9 . . of real property, all of which is located on the Property, and all as
shown in the application materials filed with the Planning Board..
As described at the April 1 , 202o Planning Board hearing,former Lot A
p g, former
Lot C, and the proposed subdivision roadway are ex combined into single new
g
. - acre lot now depicted on the Flan as Lot A. From a permittingperspective, the
persp
definitive subdivision would not be needed at this time, and instead a permanent
easement would be granted by 1600 Osgood Street LLC over Lot A in the same
location as the previously proposed subdivision roadway) to provide access to Lot B via
the North Access Road to Osgood Street. Accordingly, since that Planning Board
hearing, the Building Inspector has determined that the portion of the North Access
Road being converted to a driveway easement i a omm n dr e a which not�' y only is
designed to serve as a driveway to Lot B from Osgood Street, but is also designed to
provide limited access over this easement area from Osgood Street to a defined area o
Lot A to enable access to the Large Scale Ground-Mounted Solar Ever System i
g � � being
located on the 30-acre portion. of Lot A formerlyknown as Lot C, as depicted on the
Plan. The common driveway area., along with associated improvements, have been
reviewed by the To rn's peer review consultants, and accordingly, the Applicant
(00 15 8 5 7 ;v Common Drivewray Special Permit Memoranduni Planning Board
incorporates by reference, all of the materials filed with the Board in the August 9,, 2019
applications with respect to the Property by the Applicant, as amended, well as all
supplemental materials filed by the Applicant, the Town, including eer review, and all
other materials maintained in the public record, into this Application.
II. REQUIRED RELIEF
Based upon our discussions with the Building Inspector, it has been determined
that a common driveway ecial permit will be required for the proposed driveway
easement area pursuant to Article 2, § 19 -2.2. (Definitions - Driveway) and Article 10,
19 - o.7A [special permit- general], of Chapter 195 North Andover Zoning laver .
III, COMMON DRIVEWAY SPECIAL PERMIT CRITERIA
., COMMON DRIVEWAY CRITERIA 1 5-2.2
.Article 2, § 9 -2.2. (Definitions) of the North Andover Zoning later defines
"'Driveway"' as ' a] way located on a lot,which provides vehicular access to the
buildings on the lot. Each driveway shall service no more than ore lot. Subject to e
� t
granting of a special permit from the Planni Board, a drivewaymay e shared not
more than to lots. Each such shared driveway must be regulated by a recorded
maintenance agreement running in perpetuity with the land."
The Applicant intends to create a shared, or common, driveway for the benefit of
Lot A and Lot B, and the shared driveway will be regulated by a recorded maintenance
agreement running in perpetuity with the Property. Moreover, the proposed common
driveway meets the general special permit criteria as described below.
SPECIAL PERMIT APPROVAL CRITERIA 95-10
Section .9 - 0. A of the Zoning Bylaw provides that the Planning Board shall
not approve any such application for a Special Permit unless it finds that in its
judgment all the following conditions are met. The following lists the criteria under
195- o. 'A and how these criteria are met.
(a) The specific site is an appropriate location for such a use, structure or
Condition,
Both Lot A and Lot B are zoned for uses allowed in the Ia2 Zoning District
and the proposed common driveway serving both Lot A and Lot B is are
appropriate location for the proposed redevelopment. The site design for
{0 1 7 ;v Conwi n Driveway Special 'enr�t memorandum -- Planning Board
2
the coo driveway will not change from that previously proposed,
and thus cor liments the surrounding uses and provides for sufficient
traffic, curb cut and circulation improvements.
(b) The use as developed will not adversely affect t the neighborhood
character.
Since the common driveway will be located In the exact same location a
the North Access Road which has existed for over 60 years, the proposed
use of a common driveway will not adversely affect the neighborhood
character: Accordingly, the proposed common driveway use is well
suited for its proposed location.
(c) There will be no nuisance or serious hazard to vehicles or pedestrians. i
As noted above, the common driveway accessing Osgood Street will be
located in the same location'as currently designed, and is located to
provide for the best available sight distance along Osgood.Street, and is
designed to minimize conflicts and to maximize efficiency in layout
leading to the design of safe and efficient ingress to and egress from Lot A
and Lot B for automobile, truck and pedestrian traffic.
(d) Adequate and appropriate facilities will he provided for the proper
operation of the proposed use.
Adequate and appropriate facilities will be provided for the proper
operation and use of the common driveway.
(e) The use is in harmony with the general purpose and inter' t of this
Zoning Bylaw,
In addition to the reasons described herein and as shown on the Flan and
other information submitted as part of this special permit process,the
proposed common driveway use is in harmony e with the general purpose
and intent of this Zoninglaw for the following reasons. Furst the
� g
location of the proposed common continues to b ideally suited.
driveway y
for allowed uses within the 1-2 Zoning District, and serves as one of the
main points of exist from and entry to the Property. Second, based upon
the Traffic Report filed with the Planning Board, the improved access
provided with the common driveway, which is of the sane design as that
proposed for the definitive subdivision, is adequate to serve the uses of
Lot B, and for access to the Large Scale Ground Mounted Solar Energy
System on Lot A, in.a safe and effective manner. Third, the
0 1 7 ;v2 oimnon Diveway Special pennit Memorandum -- Plaming Board
3
redevelopment of the Property as proposedwill continue to provide Jobs
to the,Town, a with the multiplier effect arising from the increased.
number of workers spenaing sect investing in other North Andover
businesses and potentially resulting in new businesses opening along
Route 125 corridor. Lastly, the proposed common dr ve y, as shown on
e Plan,complies, with.the Zoning y-Lam. For these reasons, all. f the
proposed improvements n enhancements,noted herein which are
associated with the common, driveway are in harmony with the general.
purposes and intent of Section i ("Purposes") North-Andover
Zoning Bylaw.
IV, REQUEST FOR APPROVAL
For the above reasons, 6 Osgood Street LLC and Hillwood Enterprises, L.P.,
respectfully request that the Planning Board make the required f'indings and conditions
r :fie approval f the common driveway special permit pursuantArticle , § 195-
2.2.(DefinitionsDrive and, Article 10., § 1,95-10.7A (special per general),
Chapter '195, of the North Andover Zoning haw, and grant the cant' request for
Common Driveway Special Permit.
Respectfully submitted,
1600 Osgood ree LLC, and,
ilwd Enterprises, L.P.
y its agents,
John
mk,,
Smolak &Vaughan LLP
East i , 21 High.Street,Su ite 301
North Andover, Massachusetts 0,1845
Tel. ,(978), 327-5215
Fax 7 327-5219
List of Exhibiffs
Certified. A s, Lists
Pan
1 58579;,v2)Conmnon Driveway Special Permit M nloranduni Planning Board
4
EXHIBIT A
CERTIFIED ABUTTERS LISTS
Forth Andover
Haverhill
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EXHIBIT
AUTHORIZATIONS
Hillwood Enterprises, . '.
oo Osgood Street, LLC
(00 15 8579;v 1 Comion Dii veway Specia I Permit Memomnd u in x Planniag Board
AUTHORIZATION
16010 Osgood Street,North Andover, Massachusetts
(Assessors Map,34., Lots 1% 17$,�54&55)(collectively,the"Property")
1, Gary Frederick, a duly authorized agent of Hillwood, Enterp,rises,
L.Po, a Te�xas limited partnership, havi"ng a, lace of business c/o
p
Hillwood Development Com any, 4507 North Front Street, Suite 302,
p
Harrisburg, PA 17 1,1 O�, or, its assignee (collectively, "'Hillwood") hereby
ate.thon`zes: Smolak & Vaughan LLP, Langan Engineering
Environmental Services, Inc.- Epsilon Associates, Inc.- MacGregor
Associates Architects, or their agents to file With, and apply to, the
Planni"ng Board, Building Department, Zoning Board of Appeals, and
Conservation Comm issi on of the, Town of North Andover, as well as to
any other local,, re donal, state or federal 'boards or agencies or other,
governmental authon'ties, for all approvals, entitlements,, consents and
other documentation necessary or desirable for, Hillwood's and/or the
Property owner's use and development of such.Property.
Dated; July, 22, 2019
HMLWOOD ENTERPIRISES,,L.P.,
a Texas la" nited partnership
By#- AHB LLC,
a Texas 11mi'ted liability company,
0. I
its,general partner
BY:
Namw-tjarly B., Fredefick
Title: Sr.Vice President------,,
1 '131 3)
............................................. ...........OT'bhw M..........GV14
V hae C 1;�1- SS Nb 45i the Teco 8
600 ShUSe rd owner Of th' reg e. v.::prop C VV' r0)CUPRi:....: y: I-a cres,depicted o................ tel' 6 n-t I i e To W" 'i, 'f' North'Ahdover-" es so ti e..'55(a% d coflec ev ly,1600 ossood M 6t n 5treet.*'LLC d'S th'6 ee hereby state that we have entered to a Purch, III!CQJ woo Wo i6th IM-1 od Enterp n ses,L.P.,a Texas limited pa,jr tn e d"rskdp�Mh the llioperty*.......... tha As the Owner of the PrOPerty referenced above,please no d'its agent, ..........Smolak&Vaughan LLP,Lmgan Ign gmeenng&EnvironmenW��.%.::,.,:.,,.::..:.::�.,.�.:,.::.....'...'.'..:.:.:....�:;:.:�A:.��,."�'.��
Smices,Inc.,Epsflon Ass0cliates,Inc.or their agents)are hereby authoriw and apply to,the Nvuning 13card,Building Depadment,zoningB oard of AppeA6":"'::"'tio n=ssion o Conserva n Co f the TOwn of Noth Andove ,as well as to any other I&AI.:re -for.gional,state or federal boards or agencies or other governmental autho rifies ............"Pprovals,entitlements,and consents necessary or desirable fo Hillwood s and/or th6'':Ownees use and development of such Property. ........Dated: August s.2019.1600 Osgood Street,LLC,a Massachusetts limited liability company 02-By ............%.........._....;Name: (Xit Goldstein Title: Manager Osgood landin&U.r.a Massachuse i 'bted lia b COMID ...... ...... ................ ......Name: Oritcolds r Well......I......... ...........-zw .. ..........-..................................................................
EXHIBIT C
PLAN
(To e Incorporate Into Full Plan Set)
0 15 8 57 9;v I Coinmon Drivewary sp eoial Permit Memorandum PIanrin g Board
7
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