HomeMy WebLinkAbout11/27/2019 - TEC Peer Review #2 - - 1450 Osgood Street 148 Dascomb Read
Andover,MA 01810
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The Erigineering Corp
Ms. Monica Gregoire November 27, 2019
Staff Planner
Planning Department
Town of North Andover
120 Main Street
North Andover, MA 01845
Ref.: T0758.10
Re: Peer Review#2 — Civil Review
1600 Osgood Street
Dear Ms. Gregoire:
On behalf of the Town of North Andover, TEC, Inc. reviewed documents as part of the civil engineering
peer review for the proposed 1600 Osgood street redevelopment located in 1600 Osgood Street in
North Andover, MA. Langan Engineering and Environmental Services, Inc. submitted the following
additional documents on behalf of Hillwood Enterprises, L.P. and 1600 Osgood Street, LLC.
(Applicant), which TEC reviewed for conformance with the Town of North Andover Zoning Bylaws and
generally accepted industry standards:
• Site plan entitled "Permit Site Plans— North Andover, Massachusetts, Proposed
Redevelopment for Hillwood Enterprise, L.P. and 1600 Osgood Street, LLC", prepared by The
Langan Engineering and Environmental Services, INC. dated July 25, 2019; Revised November
8, 2019
• Civil Engineering Peer Review Comments Memorandum, Prepared by The Langan Engineering
and Environmental Services, INC. dated November 8, 2019
Upon review of the documents and plans, TEC has compiled the Following comments for the Board's
consideration:
For consistency, the original comment numbers have been retained from the most recent TEC Peer
Review letter dated July 11, 2019. The Applicant's responses to the comments are shown as bold;
TEC's responses are shown as italics.
1. 195-Table 2 —The maximum building height in the 1-2 zoning district is 55 feet. On Sheet CS100,
the Applicant should update the dimensional tables for Lots A& B. TEC does not believe that
section 195-7.4 of Zoning Bylaw is applicable in this case.
Langan Response: Subparagraph D. of Section 195-7.4 (Building Height) serves to raise the
maximum building height from 55 feet allowed in the 1-2 Zoning District to 65 feet for "non-
manufacturing" buildings which is a correct interpretation of the Zoning Bylaw.
However, this issue is moot because both existing Buildings 20 and 21 located on Lot A are less
than 55 feet in building height, and with respect to the proposed building on Lot B, the June 18,
2019 Special Town Meeting's vote to adopt Article 1 approved an amendment to "195
Attachment 3, Town of North Andover, Table 2: Summary Of Dimensional Requirements, under
the Industrial 2 (Ind-2) Zoning District column by the addition of Footnote 18 providing that the
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Planning Board may grant approval of an increase in the maximum height described under
Table 2; provided that such approval shall not permit a structure to exceed 105 feet in building
height, that the lot is at least 100 acres in size, and further provided that such approval is
granted by the Planning Board Special Permit after consideration of the special permit criteria
described under§ 195-10.7A of the Zoning Bylaw. Footnote 18 of such Table provides that the
Planning Board may grant approval of the increase in the maximum height described under
Table 2; provided that such approval shall not permit a structure to exceed 105 feet in building
height, that the lot is at least 100 acres in size, and further provided that is such approval is
granted by Planning Board Special Permit after consideration of the special permit criteria
described under§ 195-10.7A of the Zoning Bylaw.
The Applicant for Lot B has filed a Special Permit Application under the section and footnote
above which is pending, and the Applicant has requested approval of a building height for the
Lot B building of 96 feet, and Lot B is in excess of 100 acres in size.
TEC Response: Comment addressed.
2. 195-Table 2 —The Applicant is requesting a special permit to increase building height to 105 feet
(Lot B) and increase maximum floor area ratio to 0.79. Typically, the maximum allowable building
height in this district is 55 feet and floor area ratio is 0.50.
Langan Response: See building height response noted above. Also, as to FAR, the June 18,
2019 Special Town Meeting's vote to adopt Article 1 approved an amendment to "195
Attachment 3, Town of North Andover, Table 2: Summary Of Dimensional Requirements, under
the Industrial 2 (Ind-2) Zoning District column by the addition of Footnote 19 providing that the
Planning Board may grant approval of an increase in the maximum floor area ratio described
under Table 2; provided that the floor area ratio shall not exceed 1.0:1, that the lot is at least 100
acres in size, and that such approval is granted by Planning Board Special Permit after
consideration of the special permit criteria described under§ 195-10.7A of the Zoning Bylaw.
The Applicant for Lot B has filed a Special Permit Application under the section and footnote
above which is pending, and the Applicant has requested approval of an increase in the
maximum floor area ratio for Lot B building to 0.79:1, and Lot B in excess of 100 acres in size.
TEC Response: Comment addressed.
3. 195-8.5.E.(1) — For Lot A, the Applicant has calculated that 9 loading spaces are required (CS100
Dimensional Requirements Table) and stated that 6 loading spaces are provided (Site Plan Review
Application). After review of sheets CS103 and CS106, it appears that only 3 loading doors are
provided. Further detail should be provided for loading requirements on Lot A.
Langan Response: The TEC Letter correctly states that nine (9) loading spaces are required,
and the Applicant for Lot A has filed a Parking Special Permit request as a part of the Lot A
filings before the Planning Board. The Lot A Applicant is requesting a 35% reduction in the
number of loading spaces under Section 195-8.8.1)(7) so that a total of six (6) loading spaces are
required, and further, that as a part of the special permit request, has requested approval of a
modification of loading facility design requirements under Section 195-8.8.1)(2) such that a total
of 6 loading facilities shall have minimum dimensions of 12 feet wide, 25 feet in length, 14 feet in
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height clearance, and are located, arranged, and of sufficient number to allow service by the
type of vehicle customarily expected for the use while such vehicle is parked completely clear
of any public way or sidewalk, all as depicted on the updated Site Plans.
TEC Response: Comment addressed.
4. The Applicant should consider the addition of grade-separated sidewalks (and crosswalks across
main drive aisles) to the most distant parking areas for Lot A. For example, the proposed parking
area in the northeast corner of Lot A (CS1 03) does not provide a direct route to the front of the
existing building. Additionally, there are no sidewalks or crosswalks provided from the two
southern-most parking areas on Lot A (CS 106).
Langan Response: Sidewalks and crosswalks have been included in former landscaped areas
along the access drive aisles of the northeastern and south eastern parking lots, and along the
premier of extended dry detention pond A-1.4 providing a route from south western lot to rear of
the building. These routes are shown on sheets CS103 and CS106.
TEC Response: Comment addressed.
5. TEC recommends one additional east-west crosswalk (with pedestrian tables, if desired) in the
northeast parking area on Lot B (CS104) and southeast parking area on Lot B (CS107).
Langan Response: The pedestrian circulation of Lot B has been designed in accordance with
criteria set forth by the tenant and has undergone a review and approval process by the tenant.
Alterations to the pedestrian circulation can be made but would require additional review from
the Lot B tenant. Our office would request that the pedestrian circulation of Lot B remain as is.
TEC Response: Comment addressed. The addition of east-west crosswalks is not a requirement, but a
recommendation to improve pedestrian access.
6. TEC recommends that additional pedestrian signage be added to the plan where proposed
crosswalks are located in main drive aisles.
Langan Response: Signage and striping plans have been included in the design set under the
CP100 series.
TEC Response: Comment addressed.
7. Sidewalks along Osgood Street currently terminate a short distance into the site. The Applicant
should revise the plan to provide direct pedestrian connectivity from Osgood Street to the on-site
sidewalk network. A practical connection would be along the southerly edge of the northerly
unsignalized driveway where the proposed reconstructed on-site sidewalk terminates at the edge of
building.
Langan Response: A pedestrian connection from the Osgood Street right of way sidewalk to the
front of the building on Lot A has been provided along the south side of the northern site
entrance on Lot A as seen on sheet CS103.
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TEC Response: Comment addressed.
8. Within the retained parking field adjacent to Osgood Street, the Applicant should restripe
crosswalks and provide appropriate signage along the pedestrian desire lines at the center of the
building and northerly side of building through the parking fields.
Langan Response: Restriped crosswalks and signage have been included in the parking field to
remain to the west of buildings 20 and 21.
TEC Response: Comment addressed.
9. Similar to other redesigned parking fields as part of the plans, new stop-signs and stop-lines should
be provided in the extended length drive aisles at the southerly main drive aisle shown on Sheet
CS106 of the site plans. This methodology should be carried throughout the project; including in
the retained parking fields adjacent to Osgood Street.
Langan Response: Stop lines and stop signs are now proposed on the extended lengths of the
drive aisles of the southerly main drive aisle.
TEC Response: Comment addressed.
10. Sheet CS505 — Drawing title should be revised to "SITE DETAILS".
Langan Response: Sheet CS505 has been revised to "SITE DETAILS".
TEC Response: Comment addressed.
11. The Applicant is proposing work within the 100 feet wetland buffer zone. A Notice of Intent should
be filed concurrently with the Town Conservation Commission if not already filed.
Langan Response: A Notice of Intent for the entire site was filed with the North Andover
Conservation Commission on or about August 28, 2019, and the first hearing before the
Commission occurred on September 11, 2019, with the next hearing scheduled for October 23rd,
2019.
TEC Response: Comment addressed.
12. The Applicant should coordinate with the Town of North Andover Fire Department and Police
Department to confirm that the provided fire and emergency access is acceptable for both Lots A &
B. Truck turning templates should be provided to confirm adequate space exists.
Langan Response: Truck turning analysis for the North Andover specific emergency vehicle has
been provided within Sheets TM101 through TM103 of the Site Plans, and the Applicant will
coordinate with the Town of North Andover Fire Department and Police Department to confirm
that the fire and emergency access is acceptable for both Lots A& B, in addition to responses
being provided to comments provided by the Fire Department by email, dated August 13, 20199
and provided by the Police Department by email dated August 24, 2019.
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TEC Response: Comment addressed.
13. For lot A, only 16 ADA parking spots are shown in the site plan contrary to the 26 parking spots
mentioned in the Dimensional Requirements table. The Applicant should confirm that the additional
10 parking spots are being provided within the existing parking lot area to remain.
Langan Response: An engineer from our office field verified that 8 ADA stalls exist in the
easterly parking lot to be retained on Lot A. Two additional ADA stalls have been added to the
proposed westerly parking lot on Lot A resulting in a total of 26 ADA parking stalls.
TEC Response: Comment addressed.
14. Sheet LL501 - Statistics table is slightly cut off by viewport and should be revised to be legible.
Langan Response: The Statistics Table on sheet LL501 has been corrected.
TEC Response: Comment addressed.
15. Sheet CG 108— It appears there is a minor drafting error with a note calling out "Xref moved".
Langan Response: The drafting error on Sheet CG108 has been corrected.
TEC Response: Comment addressed.
16. Sheets CS101-108 - The Applicant should ensure designated areas for dumpsters are provided and
accessible by front loading garbage trucks. Truck turning templates should be provided.
Langan Response: Lot A will be serviced by a trash compactor in the proposed loading bay
along the north westerly face of building 20. The loading bay has been designed to
accommodate a WB-67 tractor trailer. The dumpster attached to the compactor will be collected
using a rear loading dumpster truck. An insert of this truck movement has been included on
sheet TM101.
TEC Response: Comment addressed.
17. Sheet CS504 — The retaining wall detail should be revised to be specific to State of Massachusetts
requirements. It currently references State of Connecticut.
Langan Response: The detail has been updated to reflect the state of Massachusetts
requirements.
TEC Response: Comment addressed.
18. 195-8.18—Overall, it appears that the proposed plans meet the minimum requirements of the Zoning
Bylaw for screening and landscaping. Where feasible, TEC recommends adding street trees to the
internal landscape islands to break up the large swaths of pavement/parking.
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Langan Response: One shade tree has been added to each internal landscape island to the
extent practicable.
TEC Response: Comment addressed.
19. 195-8.18.D.(2)—Overall, it appears that the site lighting proposed for Lots A& B are adequate. There
are 4 areas where proposed site lighting spills into Osgood street in excess of 0.5 footcandles. The
Applicant should provide slight modifications to the layout of the light fixtures to eliminate spillover as
much as possible.
Langan Response: Light fixtures within Lot A have been lowered from 40' to 30' to match
existing fixture mounting height. Fixtures locations have been shifted to eliminate spillover into
Osgood Street as much as possible.
TEC Response: Comment addressed.
20. The Applicant should provide a sewer flow calculation for expected peak flow rates on Lots A & B
and show that the 8 inch sewer provides adequate capacity.
Langan Response: Tenant provided flow generation is more conservative than the sizing
calculations generated from the MassDEP Title V document. Pipes have been sized off the
tenant provided flows. A peak factor of four has been applied to a 16 hour work day. A 50% flow
depth in a 10 inch pipe allows for a maximum of 1.11 cfs. Please see below for sizing
calculations as well the attached document in Appendix A for flow modeling through a 10 inch
PVC pipe running at 0.5% slope at 50% flow depth.
TEC Response: Comment addressed.
21. The proposed pump station on Lot A is proposed within the parking area and will need to be
completely below grade. The Applicant should provide a standard detail for this type of pump station.
Langan Response: "PUMP STATION WET WELL" detail has been added to sheet CU502.
TEC Response: Comment addressed.
22. The proposed fire hydrant locations should be coordinated with the North Andover Fire Department.
Langan Response: The Applicant will coordinate proposed fire hydrant locations with the Town
of North Andover Fire Department as part of the meeting to discuss responses to comment No.
12 above.
TEC Response: TEC defers to the Town of North Andover Fire Department for hydrant locations.
Please do not hesitate to contact me directly if you have any questions concerning our
comments at 978-794-1792.Thank you for your consideration.
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Sincerely,
TEC, Inc.
"The Engineering Corporation"
Peter F. Ellison, P.E.
Director of Strategic Land Planning
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