HomeMy WebLinkAboutSmolak & Vaughan Insubstantial Change Request - - M�OI L s(i-
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September 28,2023
VIA EMAIL
Eitan Goldberg,Chair
Planning Board
c/o Jean Enright,Planning Director
Planning Department
Town of North Andover
120 Main Street
North Andover,MA 01845
RE: Request for Insubstantial Change
Applicant-,HIP Transaction Services,LLC
Owner: Osgood Rt-125 Project,LLC
Pro ert 1450 Os,pood Street Assessors Ma _34,Lot 15
Dear Members of the Board:
As you know,we represent the Applicant and Owner in connection with the Property referenced
above. As background,the Planning Board approved a"Notice of Decision—Site Plan Review,Parking,
Common Driveway,Building Height,and Floor Area Ratio Special Permits,"dated May 20,2020,as
amended by a"Notice of Decision(Modification)—Site Plan Review,Parking,Common Driveway,
Building Height,and Floor Area Ratio Special Permits,"dated October 6,2020(collectively,the"Lot B
Decision"). The Lot B Decision authorized the development of an approximate 3.8 million s.f,warehouse
and distribution facility leased to Amazon,and the building,parking and associated improvements are
substantially complete.
The Applicant is requesting,pursuant to Condition No. 122 of the Lot B Decision,approval of the
following parking and related adjustments as a minor modification and an insubstantial change.
Specifically,the Applicant is seeking to convert an existing paved parking area into a new bus stop
available for use by the Merrimack Valley Regional Transit Authority(MVRTA,and now known as
MEVA)as part of its route to provide bus service for the Amazon facility. This bus stop area is depicted
on the sketch plan attached as Exhibits A and B. As background concerning this change,we note the
following:
1. Over the past number of months,the Applicant has been meeting with representatives of MEVA
and Amazon to implement measures designed to encourage the use of public transportation as
required under the Community Benefits Agreement,dated February 8,2021,entered into by and
among the Town,Hill wood,and Amazon;
2. This consultation was also required under Condition 100.c of the Lot B Decision which states that
the Applicant shall coordinate with the MVRTA or MEVA)for bus service; and,
3. Based upon those discussions,it has been determined that there is a need to locate a bus stop area
on a portion of the Property located southeast of the existing building entrance in an existing
paved parking area,as depicted on the plans attached as Exhibits A and B.The existing bus stop in
front of 1600 Osgood Street is not adequate to service the facility.
The proposed modifications constitute a minor modification for the following reasons:
1. The route and location have been reviewed by MEVA and they are in support of the proposed
location on site,as the existing stop on Osgood Street is not adequate to service the facility.
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Eitan Goldberg,Chair
Planning Board
September 28,2023
2. The proposed location of the bus stop area is located on an existing paved area,so there will be no
changes to stormwater management. Minor revisions to curbing,striping and signage are required
in addition to two(2)new bus shelters.
3. While the bus stop facility would be placed in an area previously approved for 44 parking spaces,
we note that a total of 1,759 passenger vehicle spaces would remain available for Amazon's use.
Amazon has informed the Applicant that the adjusted parking would continue to support the needs
of Amazon's operations,and that the introduction of more convenient public transportation
services would,in fact,reduce the use of,and need for,on-site passenger vehicle parking. The
additional turns into the site resulting from the proposed bus stop will not affect operation of the
signalized southern driveway entrance.
4. The Applicant has also reviewed the parking use classifications originally approved for the
Project,and based upon Amazon's operations,adjusted the classification of a small percentage of
square footage(i.e.,5%)from"warehouse" use(0.7 spaces per 1,000 s.f.GFA.)to"Other
industrial and transportation uses not otherwise listed As determined by the Planning Board,but
not less than 0.25 per ksf GFA)"due to the fact that e-commerce use and robotics uses are unique
and do not squarely fit within other categories listed in the Table of Parking Regulations. As a
result of the adjustments as depicted on the parking table attached as Exhibit C,the adjusted
parking continues to comply with the Zoning Bylaw notwithstanding the conversion of existing
parking spaces to a bus stop area.
5. In conjunction with these adjustments,we are also adjusting"stop"and"do not enter"signage in
this area as shown on the plans which was previously approved in the April 26,2022 Sign Master
Plan Special Permit Decision(the"Lot B Sign Master Plan Decision").
For the reasons outlined herein and as may be further discussed with the Board at its next
scheduled meeting,the Applicant respectfully request the Board to find that the conversion of existing
paved parking area to a bus stop and related improvements,and the resulting change in parking
classification and signage,are minor modifications and insubstantial changes to the Lot B Decision and Lot
B Sign Master Plan Decision.
Thank you for your consideration of this request,and please contact me should you have any
questions. Thank you.
Sincerely,
John T.Smolak
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JTS/
cc: Mac Utsey,Hill wood Enterprises,LP
Distribution List
Enclosures
SNIOLIAK I& IANI.ji-T
Eitan Goldberg,Chair
Planning Board
September 28,2023
Exhibit A
Overall Site Plan
- - - - 4 -
SUBDIVIDED LOTS DIMENSIONAL REgUIREMENTS(LOT B) DIMENSIONAL RE -UIREMENTS(LOT A)
SCAtE:t•_xse ........... ....... ....
--. EX :�E:SNpUSTWAL 2 EXIst.: ZOtC `REAL 2PROPOSED USE;USE:WAREHOUSING AND NPOLESALF PROPS V3L iNFONESS AND OT}ER CFPCET
LOT tT PARCEL AREA:110.12 AC LOT A PARCEL AREA S7.6ti AC
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September 28,2023
ExhiN't C
Comparison of Approved Parking gable and Proposed Adjusted Parking Table
5
2 3 5 67
APPROVED PROPOSED
DIMENSIONAL REg.UIREMENTS (LOT B) DIMENSIONAL REgUIREMENTS (LOT B)
EXISTING ZONE: INDUSTRIAL 2 EXISTING ZONE: INDUSTRIAL 2
PROPOSED USE: WAREHOUSING AND WHOLESALE PROPOSED USE: WAREHOUSING AND WHOLESALE
LOT B PARCEL AREA: 110.12 AC LOT B PARCEL AREA: 110,12 AC
REQUIRED PROPOSED SECTION REQUIRED PROPOSED SEC11ON
LOT/BUILDING LOT/BUILDING
MINIMUM LOT AREA 80.000 SF 4,796,989_SF (11012 AC) TABLE 2 MINIMUM LOT AREA 80.000 SF 4,7 96.989 SF 11 .11 TABLE
.................................
MINIMUM CON11GUOUS BUILDABLE 75X* 00,000 SF MINIMUM CONTIGUOUS-BUILDABLE 75%* 80,000 SF
UPLAND AREA 60,000 SF >60,000 SF §195-7A.A UPLAND AREA F- 6_9 >60,000 SF §195-7.1,A
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MAXIM BUILDING HEIGHT 65 FT(105 FT BY ±99 FT 195-7.4; MAXIMUM BUILDING HEIGHT 65 FT(105 FT y ±99 FT 1 195-7.4;
SPECIAL PERMIT) TABLE 2.-FN 18 SPECIAL PERMIT) TABLE 2. FN 18
MINIMUM STREET FRONTAGE 150 FT 2.488.5 FT TABLE 2 MINIMUM STREET FRONTAGE 150 FT
2,488-5 FT TABLE
MINIMUM OSGOOD STREET SETBACK 100-FT 932�3 FT TABLE 2 MINIMUM OSGOOD STREET SETBACK 100 FT 932.3 FT TABLE 2
MINIMUM SIDE WONG SETBACK 50 FT 239.5 FT TABLE 2 MINIMUM SIDE BUILDING SETBACK 50 FT 239.5 FT
BLE 2
MINIMUM REAR BUILDING SETBACK 50 FT 6514 FT TABLE 2 MINIMUM REAR BUILDING SETBACK 50 FT 653.4 FT TABLE 2
IMAXIMUM FLOOR AREA RATIO 1:1 3,835,500/4,796,989-0.80:12 MAXIMUM FLOOR AREA RATIO 1:1 3.835,500/4.796,989-0.80:12 -195-7.6 TABLE 2, FN 19 1 TABLE 2, FN 19
MAXIMUM LOT COVERAGE 35% 8174212 4-796 989-17.0% TABLE 2 MAXIMUM LOT COVERAGE 35% 817,21 7961,989-17.0% TABLE 2
PARKING PARKING
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1. A SPECIAL PERMIT IS REQUIRED WHEN THE MAXIMUM BUILDING 14EIGHT IS BETWEEN 65 AND 105 FEET. 1. A SPECIAL PERMIT IS REQUIRED WEN THE MAXIMUM BUILDING HEIGHT IS BETWEEN 65 AND 105 FEET.
1 A SPECIAL PERMIT IS REQUIRED WHEN THE FAR RATIO IS BETWEEN 0.5:1 AND 1:1. 2. A SPECIAL PERMIT IS REQUIRED MIEN THE FAR RATIO IS BETWEEN 0.5:1 AND 1:1.
3. REQUEST FOR MODIFICATION OF LOADING DESIGN STANDARDS BY SPECIAL PERMIT PURSUANT TO §195-8.8. 3. REQUEST FOR MODIFICAT10N OF LOADING DESIGN STANDARDS BY SPECIAL PERMIT PURSUANT TO §195-8.8.
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