HomeMy WebLinkAboutRequest for Insubstantial Change - - A, /VfiA /V 'Technical Excellence
Practical Experience
Client ` snsins
April 9, 2025
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
1450 Osgood Street (Assessors Map 34, Lot 15)
North Andover, MA
Langan Project No.: 140182701
Dear Members of the Board:
On behalf of the Applicant and Owner, Amazon.com Services LLC, Langan is pleased to submit
the request for insubstantial change for the property located at 1450 Osgood Street in North
Andover, MA.
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,
and amended by a "notice of Decision (Modification) — Site Plan Review, Parking, common
Driveway, Building Height, and Floor Area Ratio Special Permits,It
dated October 6, 2020
(collectively, the "Lot B Decision"). The Lot B Decision authorized the development of an
approximate 3.8 million SF warehouse and distribution facility leased to Amazon, and the building,
parking and associated improvements are substantially complete. The Planning Board then
approved a "Notice of Decision (Insubstantial Change)" dated October 3rd1 2023. This decision
authorized the development to convert an existing paved parking area into a new bus stop.
The Applicant is requesting, pursuant to Condition No. 122 of the Lot B Decision, approval of the
following parking adjustments as a minor modification and an insubstantial change. Specifically,
the Applicant is requesting approval to convert an existing row of parking spaces into a
designated drop-off and pick-up area. This modification is intended to improve site circulation,
enhance pedestrian safety, and better align with actual site usage patterns. This drop off area is
depicted on the sketch plan attached as Appendix A and B. More information concerning the
request for this change is noted below.
1. Amazon Site Warehouse Managers have noted an inefficiency of staff pick up and drop
off, particularly around shift change.
2. This inefficiency has led to traffic congestion and unpredictable vehicle movements.
3. The proposed conversion reflects how the area is already being used informally by staff
and visitors. Formalizing this activity through proper striping and signage addresses a
functional need that the current layout does not accommodate, while improving order and
safety.
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Request for Insubstantial Change April 9, 2025
1450 Osgood Street(Assessors Map 34, Lot 15) Page 2 of 2
North Andover, MA
Langan Project No.: 140182701
The proposed modifications constitute a minor modification for the following reasons:
1. The proposed location of the drop off area is located on existing paved area, so there will
be no changes to impervious area. Restriping, curb island removal, bollard installation and
relocation of an existing fire hydrant approximately thirteen feet west will be required.
2. While the drop off area would be placed in an area previously approved for 42 parking
spaces, we note that a total of 1,714 passenger vehicle spaces would remain available.
The number of required parking spaces on site is 1,713. See appendix C for a summary
of the zoning requirements for parking as previously approved by the Planning Board and
as proposed.
For the reasons outlined herein, the Applicant respectfully request the Board to find that the
conversion of an existing row of parking to a designated pick up and drop off area and related
adjustments are minor modifications and insubstantial changes to the Lot B Decision.
Thank you for your consideration of this request and please do not hesitate to reach out with any
questions.
Sincerely,
Langan Engineering and Environmental Services, LLC.
WY/lfirFm
Frank Holmes, PE
Principal
Cc: Alexander Best, Amazon
Enc.:
• Appendix A: Overall Site Plan
• Appendix B: Parking Lot Update
• Appendix C: Comparison of Approved Parking Table and Proposed Adjusted Parking Table
\\langan.com\data\NHV\data7\140182701\Project Data\ Discipline\Site Civil\Permit Apps\2025-04-06 Insubstantial Change Request
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APPENDIX A
Overall Site Plan
LAIVGAIV
1 2 3 1 4 5 1 6 7 1 8
SUBDIVIDED LOTS DIMENSIONAL REQUIREMENTS(LOT B) DIMENSIONAL REQUIREMENTS(LOT A)
SCALE:1"=750'
EXISTING ZONE:INDUSTRIAL 2 EXISTING ZONE:INDUSTRIAL 2
PROPOSED USE:WAREHOUSING AND WHOLESALE PROPOSED USE:BUSINESS AND OTHER OFFICES
_ LOT B PARCEL AREA:110.12 AC LOT A PARCEL AREA:57.68 AC
REQUIRED PROPOSED SECTION REQUIRED PROPOSED SECTION
LOT/BUILDING LOT/BUILDING
MINIMUM LOT AREA 80,000 SF 4,796,989 SF(110.12 AC) TABLE 2 MINIMUM LOT AREA 80,000 SF 2,512,614 SF 57.68 AC TABLE 2
..
MINIMUM CONTIGUOUS BUILDABLE 75%*80,000 SF MINIMUM LOT AREA RENEWABLE ENERGY 25 AC 2,512,614 SF 57.68 AC §195-4.14.K 2
_ >60,000 SF §195-7.1.A
0. _ UPLAND AREA =60,000 SF MINIMUM CONTIGUOUS BUILDABLE *,000 S >60,000 SF §195-7.1.A
�"'� MAXIMUM BUILDINGHEIGHT 65 FT 105 FT BY ±99 FT 1 §195-7.4; UPLAND AREA 60,000 SF SF 75
�%- e' g! A SPECIAL PERMIT TABLE 2,FN 18 MAXIMUM BUILDING HEIGHT 65 FT 53.14 FT< §195-7.4
A }_ F-` MINIMUM STREET FRONTAGE 150 FT 2,488.5 FT TABLE 2 MINIMUM STREET FRONTAGE 150 FT 3,099.5 FT TABLE 2
MINIMUM OSGOOD STREET SETBACK 100 FT 932.3 FT TABLE 2 MINIMUM OSGOOD STREET SETBACK 100 FT 278.8 FT TABLE 2
WETLAND LIMBS �� k - _ MINIMUM SIDE BUILDING SETBACK 50 FT 239.5 FT TABLE 2 MINIMUM SIDE BUILDING SETBACK 50 FT 314.9 FT TABLE 2
MINIMUM REAR BUILDING SETBACK 50 FT 653.4 FT TABLE 2 MINIMUM REAR BUILDING SETBACK 50 FT 65.0 FT TABLE 2
... ........_-� 195-7.6 MAXIMUM FLOOR AREA RATIO 0.50:1 399 999 2 512 614=0.16:1 TABLE 2
\ / 25 FT NO DISTURB BUFFER a \ \ -„. �. MAXIMUM FLOOR AREA RATIO 1:1 3,835,500/4,796,989=0.80:12 § '
TABLE 2,FN 19 MAXIMUM LOT COVERAGE 35% 133,333 2,512,614=5.3% TABLE 2
^ 50 FT NO BUILD BUFFER MAXIMUM LOT COVERAGE 35% 817,212 4,796,989=17.0% TABLE 2 MAXIMUM HEIGHT GROUND MOUNTED SOLAR ENERGY SYSTEMS 15 FT <15 FT §195-8.88.A 2
PARKING MINIMUM FRONT LARGE-SCALE SOLAR SETBACK 100 FT 146.9 FT TABLE 2§195-8.88.B 2
\ 100 FT BUFFER -tea`. MINIMUM SIDE LARGE-SCALE SOLAR SETBACK 75 FT 43.7 FT 6 §195-8.88.E 2
AREA `` OTHER BUSINESS OR OFFICE USE 43,195*0.003= 130 SPACES
® _ WAR�HO §195-8.4.A MINIMUM REAR LARGE-SCALE SOLAR SETBACK 75 FT 62.9 FT §195-8.88.8 2
3.0 PER 1 KSF GFA 130 SPACES
\ , 'USE 1,409,44C*O 0007=
O.7 PER 1 KSF GFA 987 SPACES 9 "' 195 8.4.A PARKING
OFFICE USE BUILDING TO REMAIN) 254,999•0.003=
I _ \ ^88 SPACES 765 SPACES §195-8.4.A
OTHER 2,382,865*0.00025=
€� 596 SPACES §195-8 4 A 3 PER 1 KSF GFA 765 SPACES
-.� - - - 0.25 PER 1 KSF GFA 596 SPACES DATA PROCESSING/TELEMARKETING/OPERATIONS(BUILDING TO REMAIN) 100,000*0.006= 600 SPACES §195-8.4.A
\\ -- TOTAL REQUIRED 1,713 SPACES 1,714 SPACES 6 PER 1 KSF GFA 600 SPACES
ADA TOTAL SPACES 20+759/100- ADA STANDARDS FOR MEDICAL OFFICES(BUILDING TO REMAIN) 40,000*0.0045=
-�"`�' ., 20+1 FOR EACH 100 OVER 1000 30 SPACES 4.5 PER 1 KSF GFA 180 SPACES 135 SPACES §195-8.4.A
� 28 SPACES ACCESSIBLE DESIGN
ADA VAN SPACES /= 6 SPACES ADA STANDARDS FOR FOOD SERVICES/CAFETERIA(BUILDING TO REMAIN) 5,000*0.015=
28 6- 0 SPACES §195-8.4.A
OF ADA STANDARD STALLS 5 SPACES (INCLUDED IN TOTAL ABOVE) ACCESSIBLE DESIGN 15 PER 1 KSF GFA 75 SPACES yt
LOADING STORAGE USES LARGE-SCALE GROUND-MOUNTED SOLAR ENERGY SYSTEM N/A 8 SPACES �k
1 LOADING SPACE FOR FIRST 1+(225,0004)= ±265 SPACES' TOTAL REQUIRED 1620 SPACES 1,508 SPACES e
-/ §195-8.S.E
10,ODD SF+1 PER 25,000 SF ADA TOTAL SPACES 20+5DD 100= ADA STANDARDS
154 SPACES
/ 26 SPACES
20+1 FOR EACH 100 OVER 1000 25 SPACES ACCESSIBLE DESIGN y�
-� \�� ,,,,,,,� ' ADA VAN SPACES 25/6= 5 SP ACES ADA STANDARDS FOR
T \ 00 AC �� OF ADA STANDARD STALLS 5 SPACES (INCLUDED IN TOTAL ABOVE) ACCESSIBLE DESIGN
LOTAAREA2=30. O
A ` _ , PROPERTY Lim LOADING STORAGE SPACES }H4.999 z
B �\ \ s �r \ fIYPJ 1 FOR FIRST 15.000 SF PLUS 1+(50 DDo)= 6 SPACES §195-8.5.E
\ �,-"1x`i, -r 9 SPACES t
- r _...� 1 PER 50,000 SF Lu
`. � le r __ .:..... �.
�.._ -_ ...........� ................................................... -4. BUILDING HEIGHT WILL BE CONFIRMED UPON DETERMINING FINISHED GRADE OF WESTERN BUILDING ELEVATIONS. O
t
urf ._,y: ,,.=nip 1„E _ - _5. A SPECIAL PERMIT UNDER§195 88.8D IS REQUIRED TO ALLOW FOR THE LARGE SCALE GROUND MOUNTED SOLAR ENERGY SYSTEMS TO OSGOOD d
\ "ice ,?••�-.".-w F-� ..� � ��� .,�,. .....' STREET THAN THE BUILDING LINE OF BUILDING 20 AND 21,WHICH IS 278.5 FEET.SEE§195-8.88.B.2.
' �.-- _ 6. A SPECIAL PERMIT UNDER 195-88.8D IS REQUIRED TO ALLOW FOR THE LARGE SCALE GROUND-MOUNTED SOLAR ENERGY SYSTEMS TO HAVE A
P
§ Q
'„ii "•,�i 'y 100FT EXISTING PARKING < SIDE YARD SETBACK OF LESS THAN 75 FEET,OR REDUCED TO 40 FEET.SEE§195-8.88.B.2.
- 7. A SPECIAL PERMIT UNDER§195-88.8D IS REQUIRED TO ALLOW FOR THE LARGE SCALE GROUND-MOUNTED SOLAR ENERGY SYSTEMS TO HAVE A
`�' „-"� a',` r; '' -./ _ �: OSGOOD FEE=±61.0'
\ \ = �;'t-.. wM- E` STREET SEMCK 1\REAR YARD SETBACK OF LESS THAN 75 FEET,OR REDUCED TO 26.5 FEET.SEE§195-S.SS.B.2.
N� r ' _" ` EXISTING 411 PARKING OS(8. REQUEST FOR REDUCTION IN PARKING FROM 1,620 TO 1,508 BY SPECIAL PERMIT PURSUANT TO§195-8.8.
_ SPACES TO REMAIN ) $TREET'9. REQUEST FOR REDUCTION IN LOADING STORAGE SPACES FROM 9 TO 6,AND MODIFICATION OF LOADING DESIGN STANDARDS BY SPECIAL PERMIT
LOT PlA3A68 AC / PURSUANT T0§195§1 -8.8. - \
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383 PARKING
\ CJ -
PROPERTY LINE
ff' _ ,_-. �� •Mj,l FIFE=t45.95' it _ ,:� ��1
EXISTING 3-STORY OFFICE USE TO 411 EXISTING CAR SPACES TO REMAIN& PROPOSED ,149 PARKING SPACES / 04 07 25 INSUBSTANTIAL� E CHANGE 9
J '.;J ,"N,_�, r- -..:: PROPOSED 4 FT REMAIN-±133,333 SF FOOTPRINT 1,089 PROPOSED CAR SPACES LOADING ... �•- / / / PLAN R E V E W
LOADING DOCK LOT ALAEA ARAMMS AC 1,500 TOTAL CAR SPACES DOOR it- /26/23 INS CHANGE
09 UBSTANTIAL CHA\ / Ili -/ PLAN REVIEW 8
FIFE 22_ 2 PARKING SPACES
'�., ()�
/ / 08/28/20 CON.COMM./PLANNING BOARD 7
\ \ EXISTINGLOADING I on MANAGEMENT
C � ``/ / / FINAL TOWN COMMENT REVISION 6
REMAIN ARKINGSPACES I� 9323FT TURE(TYR.)
\ - - --- �� 335P _ \
\ \ \R- - '•- � ` ,���� -.-�_,`-' :// ---. i/L[C!/.•`i��i r/F PROPERTY LINE
05/04/20 TOWN COMMENTS 5
% 44P NGSPACES
04/23/20 ZONING CHANGES 4
iiflIIIIIIIIIIII1nIIIIIIIIII InIIIIIIIIIIIII\ \ 239.FT 10 FT 32 FT
HIGH AWING \ 04/09/20 LOT CHANGES 3
b wALL 11/08/19 PEER REVIEW REVISIONS 2
4 LON
402 PAPXING SPACES I ' 1 239 PARKRI SPACES( 1 1713 PARKING SPACES I I
PEER REVIEW REVISIONS 1
FT BUFFERtiiiiiiiiiiilloilllllIIIIIIIUIIIII I
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LANGAN
ENLARGEMENT A \ \ - �I' \ j/ I I 1 Langan Engineering and
\\ � �� ��.1 � _� 1 �� Environmental Services,Inc.
888 Boylston Street,Suite 510
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Boston,MA 02199
PUMP
99.9 FT STATION T:800.952.6426 www.langan.com\
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\ 200.0 FT SEWER PUMP STATION IMPROVEMENTS TO MANAGEMENT �,I
BE UNDERTAKEN AS A SEPARATE PROJECT FEATURE 11YPJ
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EASEMENT AREA
PROPOSED PUBLIC SEWER \ 7 �� --_\,�• ..: \. i
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MANAGEMENT
/E/EATURE SITE PLAN -
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200 FT \\\ i 25 FT NO DISTURB BUFFER
\ \ \ APPROXIMATE 200 FT RIVERFRONT \ RIVERFRONT
-- \ WETLAND LIMITS Project No. Drawing No.
100 FT BUFFER AREA �- 140182701
ZONE AE Date
\ 100 FT OSGOOD / I
STREET SETBACK�\ `\ -/ �... (�
% 1 \__ - J / 150 0 50 100 150 Drawn By 11/2020 CJ 1 00
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E WETLAND LIMITS` 25 FT NO DISTURB BUFFER �- r / SCALE IN FEET FEET Checked B
SCALE IN / � l� Y
/ FEH I Sheet 26 of 160
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APPENDIX B
Parking Lot Update
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APPROVED PLAN
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LA 25 FT LA LA LA (TYP.)
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9 FT
8 FT CROSSWALK (TYP.) MOTORCYCLE PARKING MOTORCYCLE PARKING FIRE HYDRANT
STANDARD DUTY STANDARD DUTY (TYP.) 6 IN.CONCRETE
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I=> (TYP.)1 40 FT HIGH FLAG (TYP.)/PRIVACY SCREEN —STEEL CANOPY
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R10 FT SEE ARCHITECTURAL PLANS POLE LIGHTS RIO FT
(TYP.) (TYP..) Date Description
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Drawing Title
SITE PLAN -
PARKING LOT
UPDATE
Project No. Drawing No.
140182701
Date
10/06/2020
CS201
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Project
1600 OSGOOD STREET
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NORTH ANDOVER MASSAICHUSETTS
Drawing Title
SITE PLAN
PARKING LOT
UPDATE
Project No. Drawing No.
140182701
Date
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APPENDIX C
Comparison of Approved Parking Table and Proposed
Adjusted Parking Table
L A/VGA Al
1 2 3 4 5 6 7 8
APPROVED PROPOSED
A
DIMENSIONAL REQUIREMENTS (LOT B) DIMENSIONAL REQUIREMENTS (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 SECTION
LOT/BUILDING LOT/BUILDING
B MINIMUM LOT AREA 80,000 SF 4,796,989 SF 110.12 AC TABLE 2 MINIMUM LOT AREA 80,000 SF 4,796,989 SF 110.12 AC TABLE 2
MINIMUM CONTIGUOUS BUILDABLE 75% * 80,000 SF > 60,000 SF §195-7.1.A MINIMUM CONTIGUOUS BUILDABLE 75% * 80,000 SF > 60,000 SF §195-7.1.A
UPLAND AREA = 60,000 SF UPLAND AREA = 60,000 SF
MAXIMUM BUILDING HEIGHT 65 FT (105 FT BY ±99 FT 1 §195-7.4; MAXIMUM BUILDING HEIGHT 65 FT (105 FT BY f99 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 2
MINIMUM OSGOOD STREET SETBACK 100 FT 932.3 FT TABLE 2 MINIMUM OSGOOD STREET SETBACK 100 FT 932.3 FT TABLE 2
MINIMUM SIDE BUILDING SETBACK 50 FT 239.5 FT TABLE 2 MINIMUM SIDE BUILDING SETBACK 50 FT 239.5 FT TABLE 2
MINIMUM REAR BUILDING SETBACK 50 FT 653.4 FT TABLE 2 MINIMUM REAR BUILDING SETBACK 50 FT 653.4 FT TABLE 2
MAXIMUM FLOOR AREA RATIO 1:1 3,835,500/4,796,989=0.80:12 §195-7.6 MAXIMUM FLOOR AREA RATIO 1:1 3,835,500/4,796,989=0.80:12 §195-7.6
TABLE 2, FN 19 TABLE 2, FN 19
MAXIMUM LOT COVERAGE 35% 817,212 4,796,989=17.0% TABLE 2 MAXIMUM LOT COVERAGE 35% 817,212 4,796,989=17.0% TABLE 2
PARKING PARKING
C OTHER BUSINESS OR OFFICE USE 43,195*0.003= 130 SPACES §195-8.4.A OTHER BUSINESS OR OFFICE USE 43,195*0.003= 130 SPACES §195-8.4.A
3.0 PER 1 KSF GFA 130 SPACES 3.0 PER 1 KSF GFA 130 SPACES
WAREHOUSE 1,409,440*0.0007= 1,03 SPACES §195-8.4.A WAREHOUSE 1,409,440*0.0007= 988 SPACES §195-8.4.A
0.7 PER 1 KSF GFA 87 SPACES 0.7 PER 1 KSF GFA 987 SPACES
OTHER 2,382,865*0.00025= 596 SPACES §195-84A 596 SPACES
OTHER 2,382,865*0.00025= §195-8.4.A
0.25 PER 1 KSF GFA 596 SPACES . . 0.25 PER 1 KSF GFA 596 SPACES
TOTAL REQUIRED 1,713 SPACES 1,759 SPACES TOTAL REQUIRED 1,713 SPACES 1,714 SPACES
ADA TOTAL SPACES 20+759 100= ADA STANDARDS FOR ADA TOTAL SPACES 20+713 100= ADA STANDARDS FOR
20+1 FOR EACH 100 OVER 1000 28 SPACES 30 SPACES ACCESSIBLE DESIGN 20+1 FOR EACH 100 OVER 1000 28 SPACES 30 SPACES ACCESSIBLE DESIGN
ADA VAN SPACES 28/6= 6 SPACES ADA STANDARDS FOR ADA VAN SPACES 28/6= 6 SPACES ADA STANDARDS FOR
OF ADA STANDARD STALLS 5 SPACES (INCLUDED IN TOTAL ABOVE) ACCESSIBLE DESIGN OF ADA STANDARD STALLS 5 SPACES (INCLUDED IN TOTAL ABOVE) ACCESSIBLE DESIGN
LOADING STORAGE USES LOADING STORAGE USES
3 825.500— 3,825.50 —
1 LOADING SPACE FOR FIRST 1+( 25,000)— ±265 SPACES 3 §195-8.5.E 1 LOADING SPACE FOR FIRST 1+( 25,000)— f265 SPACES 3 §195-8.5.E
D 10,000 SF + 1 PER 25,000 SF 154 SPACES 10,000 SF + 1 PER 25,000 SF 154 SPACES
1. A SPECIAL PERMIT IS REQUIRED WHEN THE MAXIMUM BUILDING HEIGHT IS BETWEEN 65 AND 105 FEET. 1. A SPECIAL PERMIT IS REQUIRED WHEN THE MAXIMUM BUILDING HEIGHT IS BETWEEN 65 AND 105 FEET.
2. A SPECIAL PERMIT IS REQUIRED WHEN THE FAR RATIO IS BETWEEN 0.5:1 AND 1:1. 2. A SPECIAL PERMIT IS REQUIRED WHEN 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 MODIFICATION OF LOADING DESIGN STANDARDS BY SPECIAL PERMIT PURSUANT TO §195-8.8.
E LANGAN Project Drawing Title Project No. Drawing No.
DIMENSIONAL 140182'0'
Date FIG 1
Langan Engineering and 1600 OSGOOD STREET Environmental Services,Inc. ''"'"''''' •
100 Cambridge Street,Suite 1310 REQUIREMENTS Drawn By
Boston,MA 02114 COM PA R I S I O N Checked MKS J
T:203.562.5771 F:203.789.6142 www.langan.com NORTH ANDOVER By N
COUNTYESSEX FEH I Sheet 1 of 1 0
Date:7/1/2024 Time:20:32 User:mservin Style Table:Langan.stb Layout:FIG.1 Document Code:1 401 82701-0201-CS601-0101