HomeMy WebLinkAbout12/21/2017 - Site Plan Review Modification - Application - Forgetta Development - - 1210 Osgood Street a
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PLANNING DEPARTMENT 1
Communit Economic Y , entl Division
z5pecial Permit - Site Plan Review Application o I, C kilm
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1. Petitioner. ° R ETT DEVELOPMENT LLC
Petitioner's Address: 34 Park Street, Suite One, Andover, MA 01810
Telephone number: (978)80,96099
.Owners f the Land: For tta Development LLC
Address: 34 Park Str t, Suite Ong, Andover, MA 01810
Number of years f n r p: 15 years r
. Year lot was created., 2001 Plan No. 14151 recorded with Essex North Registry of d �
. I Description f Proposed Project: ll
. Description!of Promises: 43 acre portion of1 3.87 acre vacant parcel located on, west side of0i.
.Address of Property Being Affected: 1210 Osgood Street
Zoning District: Business 2 B-2
Assessors Pp: 34 Lot : 9
Registry of Deeds: Book : 6489 Page : 24 1
. Existing Let:
Let Area (Sq. Ft): 600,655 Building Height: / (Vacant)
Street Frontage- 77 1.18,feet Si � � _1 '(Vacant).
Front Setback: Vacant (Vacant)
Floor Area Ratio; 1' ca,n Let Coverage: N/A(Vacant) j
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. Proposed Lot ifappljcable)-
Lot Area (Sq. Ft)-911 185,855 s.f., Building Height, <35 feet
Street t Frontage: 964 feet Side Setbacks: feet
Front Stack: 44 feet t Rear Setback: 38 feet
Floor area Ratio- . 2:1 Lot Coverage: 6
Page 3 of
120 Main Stre tr Planning Dept, North Andover, Massachusetts 01845 �
Phone 97'8.6818,9535 Fax 978.6,88.9542 Web ww,,n r n rr aw ~
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. ReqUired Lot required by ZoningBylaw):
Lit r . Building 1--1i1t;
35 feet
Street Frontage: 125,feet Side Setbacks: 25 feet
Front Setback: 25 feet Rear Setback 3 feet
Flog Area Ratio: . 5.1 Lot Coven - 3 %
10. Existing Building if applicable:
Ground Floor (Sq. Ft.): #of Floors: 1
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dotal SDI. 'Ft.: Iit�
Use: 'Type of Construction,
11,Proposed Building,-
Ground Floor S � Ft. : #of Floors,
Total Seq. fit. H i ht.
se: Type f Construction:
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12. Has there been a previous application for a Special Permit from the Planning Board on these premises.?
YES If so,when and for what type ofconstruction?, sild nti 1
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13. Section of Zoning I r that Special rm,it Is Beira
Requested 8.1, 8.3 and 10.3 10.31
1 . Petitioner and Landowner i n t r s :
Every application for a Special Permit shall be, made on this fora, which i the official form f the Planning nning Board, very
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application shall h filed with the Town Clerk s office,, It shall d the responsibility of the petitioner,to furnish all supporting
documentation with this li til n. The dated copy f thisapplication.Ireceived the Town Clary r Planning Office does
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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 Rules and
Regulations may,;may,;I ult in a dismissal by the Planning Board of this application incomplete.
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rent or type name h .. v r tt I I men�t LLC Robert Bohlen n Manager Ir
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15.Pleas,e list title of plans and dolcuments you will beattaching to this
application.
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120 Main Street„ Planning Dept., North Andover,, Massachusetts 01845
Phone 978,,68,8.953,5 Fax 97 M6 ,,95 2 Lehwww.nort1handoverma,Qov
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TOWN of NORTH ANDOVER PLANNING BOARDr
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APPLICANT, PRINCETON DEVELOPMENTLLC
OWNER:. Fo GET'T . DEVELOPMENT LLC
PROPERTY: 1210 OSGOOD STREET i
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MEMORANDUM 1N SUPPORT of PRINCETON DEVELOPMENT LENT LLUS
APPLICATION FOR MODIFICATtON of THE DECISION SITE PLAN REVIEW
SPECIAL PERNtIL..ISSUED ON DECEMBER 6, 2016
(Sections .12 7.I , 8.1 [parkinal, 8.3 [site plan rc i wl and 10.3, 10.31 [special permit
general] of North Andover Zoning Bylaw) and I.G.L. c. 40A, § }
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I. PROPERTY DESCRIPTION
IPTION
orgetta Development LLC is the owner of an existing parcel of land mown and
numbered as 1210 Osgood Street, formerly part of the Foy etta Farm. The entire site
contains 600,635square feet 3.8 acres) of land, of which4.3 acres or 186,855 s. .) (the
"'Conunercial Property") a Lot 2 and 9.282 acres or 404,33 s. .) (the "Residential
Property,) has been recently established through the Plarming Board's endorsement o
are Approval Not Required "ANR"' plan which eventually will be recorded In the
Essex Countv Registry o Deeds. The entire site and is desi hated on the Town �.
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Assessor's Maps as Map 34, Lot 49. The Property Is located on the westerly side of �.
Osgood Street {Route 12 , and is bordered: to the north by the Hokkaido (f og; erly
Beijing) restaurant; to the south by the Forgetta Florist Shop and several family r
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dwellings associated with the Foy*gttt Farms; to the east by the Lawrence Airport- and
to the west by Osgood Street {route 1 beyond which Is the Barker Farm, Barker
Street, the 9,000 s. . retail complex located at 1211 Osgood Street at the corner of Osgood
and Barker Streets, and single family residential dwellings on Barker Street, French
'arm Road and Old Farm Road. #}
II: PERMIT HISTORY AND PROJECT DESCRIPTION
1. Residential Parcel
The Planning Board approved a NOTICE OF DECISION SITE PLAN REVIEW, f
MULTIFAMILY HOUSING & REDUCTION IN PARKING SPECIAL PERMIT (Special
Permit) to allow the construction of a market rate rental residential community to be known as
Princeton at North Andover Apartment Homes by Princeton Development LLC (Princeton),
consisting of a total of 12 one- and two-bedroom units to be contained within four 4 separate
four-story garden-style buildings each having a building footprint of 15,050 square feet, along t.
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with a clubhouse/leasing management office, pool (Residential Pro ect), parking spaces,
torm ater management facilities, landscaping, signage and other improvements to be located
on approximately 9.29 acres of land on a currently vacant 13.8 acre parcel. This Project is
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located within the -2 Zoning District. This Special Permit was requested by Princeton
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Development, LLC. The application was filed with the Planning Board oil June 22, 2016. The
pUblie hearing on the above referenced application was opened on JL11y 19, 2016, and closed by
the North Andover Planning Board on December 6, 2016. The Applicant s n-fitted a complete
application, which was noticed and reviewed in accordance with Section 4.127.15, 8.1, 8.3, 10.
and 10.31 of the Town of North Andover Zoning Bylaw and MGL c. oA, Sec. 9. As part of the
aye aring process, the Planning Board also issued a NOTICE of DECISION COMMON
DRIVEWAY SPECIAL, PERMIT dated December 6, 2016 as well as a NOTICE of DECISION
HEIGHT WAIVER SPECIAL,PERMIT dated December 6, 2016.
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Conunercial Parcel
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On December , 2016, after pLi lic:hearings, the Planning Board approved NOTICEof
DECISION SITE PLAN REVIEW & REDUCTION IN PARKING SPACES SPECIAL,
PERMIT to alloy the co nstructi o n of appro x imate I y 43,000 square feet of commercial space
contained within four separate buildings (Commercial Project , parking spaces, stonnwater r
management facilities, landscaping, sianage and other improvements to be located on a 4.5 acre
portion Of CLUTently vacant l .8+ - acre parcel. This Commercial Project is within the B-2 r
Zoning District. This special Pen it vas re ueste y Forgetta Develops ent LLC. The r
application was opened on July 19, 201 and closed by the North Andover Planning Board on
December 6, 2016, The Applicant submitted a complete application, which was noticed and
reviewed in accordance with Sections 8.1, 8.3 10.3 and 10.31 of the Town of North Andover
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Zoning Bylaw and MGL c. 40A, Sec. 9. As part of the same hearing process, the Planning �}
Board also issued a NOTICE of DECISION ON OMMON DRIVEWAY SPECIAL PERMIT
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dated December 6, 2016.
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3. Changes to the Development of the Property �.
The developments described in the Residential Parcel and Commercial Parcel are
collectively referred to as the "mixed d use development"'. The Property has unique
top o graphic al features that affect its development and the appearance of the
Commercial Development ent and Residential Development. The Property slopes down
radiei-tt from Osgood Street to the rear of the site. Additionally, the Property slopes up }
gradient from a lower of t on its southerly side to its northerly point see Existing
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Conditions Ilan in Permit Plan Set). During the hearing process on these Special
Permits, Princeton and Foyg anticipate.tici ate bringing in significant amounts of fill to
create flat areas for the lar e buildingsproposed p osed and to maintairt limited inclines of the
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pedestrian cor-rigors that extend throughout the site to maintain ADA (Americans with
Disabilities Act) Compliance.
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However, upon closer examination ination during the engineering review of the
constr ction of this mix d--use d eve)opment for site contractor estimates, 1t became
apparent that importing the significant amounts of fill necessary to achieve these graces {
was impractical. To address this issue, Princeton g
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ed to redesign the site to lower the
entire site 2' to 3' to achieve this same flat grade for the buildings and compliant
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inclines for the pedestrian corridors. As such, Princeton seeks a modification of the
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Special Permit to incorporate these new elevationsinto the site plans (all as shown on y
the Site Flans and Storm water Plans dated as revised to December 15, 2 1 submitted
herewith.
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.s the Plar i g Board considers this request, it is important to note that
changing the elevation of the site does not change in any respect the vast majority of the #'
features of the mixed use development, see the following:
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. There are no changes to the location, number, size and height of any
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buildings In the mixed d use development.
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b. There are no changes to the location and size of any ancillary features of
the mixed use development pment ificluding the access drive, pedestrian corridors,
landscaping, and the size and curvature f the interior roadways (for emergency
vehicles).
C. There are no chancres In the utility and municipal service needs.
The redesign of the site grades and elevations also has a number of positive
impacts that benefit the Town and D evel opens as follo ws:
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a. The redesign of the site elevations eliminates approximately 125,000 cubic
yards of fill that would have been required to be imported on to the site under the prior
plans.
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b. The elimination of the importing of this sio-nifica t amount of fill `r
eliminates approximately 8500 truck trips into and out of the site.
C. The elimination of the importing of this fill will shorten the length of the
construction project by approximately 3 months.
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d. The lowering of the site elevations decreases the visibility of the �.
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residential buildings from Osgood Street and its intersection with Barber Street. k
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. Storm water Management S y tee
The lowering of the site elevation does affect the location and equipment used
for the stormwa err management system. The revised stormwater system reduces the w
number of treatment and infiltration systems from 13 systems to 8 systems, The {
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systems use the same collection method using deep sump catch basins with hood t
outlets, with pre trea tment using Isolation Bogs and finally M Etratio and discharge
controlled by a newer technology called a RainStore 3 Chamber and Infiltration system
(see Modification Paragraph 11 herein for a more precise description of the stormwater
management collection and treatment chain). (See the Flan Set entitled 'f tormwater
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Flan", prepared by Hancock Associates, revised date December 1 , 2017 consisting of 12
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sheets filed with the Planning Department. Princeton and Forgetta anticipates the
redesign. of the s tormwa ter management system wou id requ ire f u r ther review by the
Planning Board's prior peer review consultant, LisaEggleston of Egglestong
Environmental. Ms. ggl eston's comments regarding the changes to the stoirmwater
management system can seen in her communications dated November 29, 017 and
D ecember 15, 2017 as weII as pre v10us COMMUnications during the prior p ublic hearing
process. We expect Ms. Eggleston may have additional comments prior to the public h
hearing on this issue. r
. Modification of the Special Permit
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Because the reduction in the site elevations does not affect the vast majority of
the mixed use development's structures, roadways and access drives, there are very few
changes necessary to the Special Permit issued on December 6, 2016.
The two modifications to the Special Permit that the Applicant seeks ::.
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of the change in the site elevations are as follows:
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. Findings of Fact No. 11 is deleted and replaced vit :
The storm water management is designed in accordance wit the Town Bylaw
requirements and Best Mana em ent Engineering and Practices, and the most recent �r
version of the MA DPP Storm water Handbook, and the plan reflects extensive
discussions and review ley the Town"Town"s outside consultant engineer, Eggleston
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Environmental. The proposed runoff from the impervious areas of the Site will be
drained through a drainage system to subsurface storage/infiltrating detention
systems. The Proj ct's permanent stormwat r measures include: deep sump catch
basins with hood outlets 39 total), ADS - Stor tech Underground Chambers Isolation {:
Row (13 total), RaIn t rO Underground Chamber and Infiltration Systems sterns r
total), and Rip--Rap Aprons 4 total). Therewere extensive discussions between the {
Town's outside consultant engineer and the Project Engineer relate to the overall r
design and long term Storm-water Operations & Maintenance .flan. {See correspondence
from L. Eggleston, Eggleston Environmental,ental, dated July 29, 2016, September 28, 2016,
November 17, 201 and December 1, and Ianc cl .ssoc tes response rn�-n nts }
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through November 23, 2016).
2. The Permit Definitions of the ..Plans"' is deleted and replaced with.- }:
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The "Plans" refer to the plans prepared by Hancock Associates, Inc. dated July {.
14, 2016 and revised August 3, 2016, September 17, 2016, October 20, 2016, November
21, 2016 and December 15, 2017 consisting of Sheets I -34, titled "Permit Site Plans,
wort Andover Massachusetts, Proposed flied Use Development for Princeton
Development LLC, and Forgetta Development LLC ", located in North Andover, MA
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01845, as well as a separate plan set entitled, ."Story crater Plant" prepared by Hancock
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Associates, dated December 15, 2017 consisting of 12 sheets.
On December 6, 2016 the Planning Board also issued a COMMON DRIVEWAY
SPECIAL PERMIT for Forget a Development LLC and Princeton Development LLC as
well as a HEIGHT WAIVED SPECIAL PERMIT for Princeton Development LLC. As the
lowering of the site elevations does not affect the Findings in these permits, Fogg tta
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Development LLC and Princeton Development LLC are not seeking any modifications
of these Permits. h
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Based on the facts set forth above that the IoTvvering of the site elevations does not
affect this mixed use develo m nt's ability to meet the criteria for a Special Permit and
the Town of North Andover Zoning By-Laws 10.31. Based on the information
described herein and on the referenced Plan, Princeton Development LLC respectfully
request that the Planning Board approve the modifications to the Special Permit set
forth above, r,
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PEAKS SUBMITTED WITH THIS APPLICATION;
See a Pere it Site Plan, Proposed Mixed Use Development, prepared by Hancock Associates,
revisions dated December 15, 2017, previOLISly filed with the Planning Department.
See a set of plans entitled, "Storm waterPlan"', prepared by Hancock Associates 12 Sheets, clued
December 1 , 2017.
See ANR Plan dated l l 2017 endorsed by the Town of North Andover Planning Board on
0 17 to be recorded at a I ater date.
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