HomeMy WebLinkAbout12/21/2017 - Site Plan Review Modification - Application - Princeton Development - - 1210 Osgood Street r
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PLANNING DEPARTMENT
Community Economic D l i t Division
777777S pe ci al PermitSiteMaReve . w
Please type or print clearly.
. Petitioner: P INCET N ! DEVELOPMENT LLB
Petitioner's Address: 1115 Westford Street,, Lowell, MA 0 1851 �l
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Telephone urner: '9 -8700
2. Owners ofthe Lard: Forgettla, Development LLC
'Address: 34 ParkStreet, Suite One, Andover, MA 01810
Number of years of ownership: 15 ears - iron �
, , Year lot was created. 20,01 (see Plan No. 14151 recorded with Essex Niorth Registry of Deeds)
a Description of Proposed 'Project:
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5. Description f Premises: 9.5 acre portion of 13.87 acre vacant parcel located on crest side of 04
.Address of PropertyBeing Affected 1210,Osgood Street
Zoning District: Business 2 -
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Assessors Map,- 34 Lot : 9
Registry f Deeds: 1 � Page �I
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T Existing Lot,-
Lot Area (Sq. Ft : 600,655 BuildingHight: / (Vacant)
Street Frontage: 771.18 feet Side Stack 1' 'A V rat
Front Setback: N` (Vacant _Rear�� � 1 ° rat
Floor Area Ratio: N/A. ire
Lot Coverage: N/A(Vacan,t)
M, Proposed Lot, if la li le :
Lot Area (Sq., F ,: 413,800 sf. Building Height: <55 feet and 4 st r
Street Frontage: 183 feet Side Setbacks: 25 feet
Front Setback: 47 feet Pear Setback: 76 feet
Floor AreaRatio: Lit Coverage:
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Page 3 of 4
120 Main Street, Planning t,,, North Andover, Massachusetts
Phone 978,688.9535 Fax 9'78.688.95,42 Web www,northandoverma.gov
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9. Required Lot s reqUired by,Zoningl w n
Lot Area (Sq, Ft): 25,000
Height:Building Hei f t/55 feet by
street Frontage: 125 feet SideSetbacks. 5 feet
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Front Setback. 2 feet Rear Setback: 30,feet
Floor Area Ratio: . 5:1 Lot Coverage: 35%
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10 Existing uil in (ifapplicable):
Ground nd Floor . Ft,): #of
Floors-
tl S . FL
Height:
Use: 'T'ype of Construction:
11. Proposed Building-,,
Ground Floor (Sq. Ft,)
Total S . Ft,. Height:
Use- 'T'ype of Construction:
12. Has there been a previousapplication for a Special Permit from the Planning Board on those prern i s '
ES If so, when and for wh t type of onstru tion i ntl l
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13. Section of'Zoning, Bylaw that Special Permit Is Being
Requested A, 8.3 and 10,31, 10.31
1 ,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 r u Every
application shall be filed with the Town Clerk's,office, it shall be the responsibility of the petitioner to furnish all supporting
documentat,ilon with this application. The dated copy of this application received by the,Town Clary 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 r u�ir r nit , s cited herein and in, the Planning Board Rules and
Regulations may result in di r is �thePlanningBoard f,thispplication incomplete,
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000i;01Petitioner's Signature:
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Print or type name here: din ton PDevel rnent LLC by Princeton MGR Inc , its Manager
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s, Signature,
Print or type name here. Robert B 'li n as Manager ofForgetta Developm LL,C
5.Please list title of plains are docum,ents you will be attaching to this
application.
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Page 4 of
120 Main Sere t, Planning Dept,, NMh Andover, Massachusetts 018,45
Phon ,688,9535 Fax 978,688.9542 Web wNwnorthandoverma.gov
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TOWN of NORTH ANDOVER PLANNING BOARD
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APPLICANT AND OWNER: FORGETTADEVELOPMENTLLC .I
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PROPERTY. 1210 OSGOODSTREET
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ENIo ANI L I IN SUPPORT OF PoRGLTTA DEVELOPMENTL L LUS
APPLICATION FOR MODIFICATION OF THE DECISION SITE PLAN REVIEW
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SPECIAL PERMIT, ISSUED ON DECENIBER 6, 2016
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{Sections 2.30.1 [common driveway],], .1 [parking], 8.3 [site plan nevi wlan i 1 . , 10.31
[special permit- aenerall of North Andover Zo inaBylaw) and 1" I.G.L. c. 40A, §9
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I, PROPERTY DESCRIPTION
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Forgetta Development LLC is the owner of are existing parcel of lard known and
numbered as 1210 Osgood Street, formerly part of the Forgetta Farm. The entire site
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contains 600,655 square feet 3.8 acres) of lard, of which 4.3 acres or 186,835 s.f.) (the
"'Commercial Property"") and Lot 2 and 9.282 acres r 404,338 s.f.) (the {}Residential
Property" has been established through the Plan-ting Board's endorsement of an
Approval Not Required "A.N " plan hick eventually will be recorded in the Essen
Registry of Deeds. The entire site and is designated on the Town Assessor's Maps as
Map 34, Lot 49. The Property is located on the westerly side of Osgood Street {Forte
125), and is bordered: to the north by the Hokkaido formers Beijing) restaurant; to the {
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south by the Forgetta Florist Shop and several family dwellings associated with the
Forgetta Farr; to the east by the Lawrence Airport; and to the west by Osgood Street Y
(Route 25 beyond which is the Barker Farm, Barker Street, the 9,000 s.f. retail complex
located at 1211Osgood Street at the corner o Osgood and Barker Streets, and single
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family residential dwellings on Barker Street, French Farm Road and Old Farm Road. �f
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1. PERMIT HISTORY AND PROJECT DESCRIPTION
1. Commercial Parcel
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On
December 6, 2016, after public hearings, the Planning Board approved a NOTICE of
DECISION SITE PLAN REVIEW & REDUCTION IN PAR-KING SPECIAL PERMIT to allow }
the construction of approximately 43,000 square feet of commercial space contained within four }.
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(4) separate buildings (Commercial Project), parking spaces, sto n rater management facilities, tt:
landscaping, sign age and other improvements For ctta Development LLC (Forgetta) to b
located on a 4.5 acre portion of currently vacant 1 , + - acre parcel. This Commercial Project is }
within the B-2 Zoning District. This Special Permit was requested by Forgetta Development
LLC. The application was opened on July 19, 2016 and closed by the North Andover Planning }
Board on December , 2 16. The Applicant s binitted a complete application, which was
noticed and r vie red in accordance with Sections 8.1 8.3, 10.3 and 10.3 1 o f the Town of IN orth
Andover Zoning law and MGL, c. 40A Sec. 9. As part of the same heaiing process, the }
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Planning Board also issued a Notice of Decision on Common Driveway Special Permit dated
December 6, 2016.
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. Residential Parcel }
The Planning Board approved a NOTICE of DECISION SITE PLAN REVIEW
MULTIFAMILY HOUSING & REDUCTION IN PARKING SPECIAL PERMIT to allow the
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construction of a market rate rental residential community to be known as Princeton at North
Andover Apartment Homes, consisting of a total of 192 one- and two-bedroom units to be
contained within four separate four-story garden-style buildincys each having a building
footprint of 15,050 square Feet, along with a clubhouse/leasing management office, Pool
(Residential Project), parkina spaces., st ry v ter management facilities landscaping, i a e
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and other improvements to be located on approximately 9. 9 acres of land on a currently vacant
13.8 acre Parcel. This project is located within the -2 Zoning District. This Special Permit was
requested by Princeton Dev lopment, LLC. The application was filed with the Planning Board
Oil JUne 22 2016. The public hearing on the above referenced application was opened on July
19 20 t 6 and closed by the North Andover Planning Board on December 6, 2016. The
Applicant licant submitted a complete application, hick was noticed and reviewed in accordance with
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Section 4.127.15, 8.1, 8.3 10.3 rid 10.31 of the Town of North Andover Zoning law and
MGL c. oA, See. 9. As part of the sane hearing process, the Planning Board also issued a
Notice of Decision Common Driveway Special Peri it dated December 6, 2016 as well as a
Notice of Decision Heicyht Waiver Special Permit dated December 6, 2016.
3. Changes to the Development of the Property
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The developments described in the Residential Parcel and Commercial ral Parcel are
collectively referred to as the "mixed-use development"". The Property has unique
topographical features that affect its development and the appearance of the
Commercial Development and Residential Development. The Property slopes down
gradient from a high point along Osgood Street to the rear of the site. Additionally, the r
Property slopes gradient from lower point on its southerly side t its northerly
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point (see Existing Conditions Plan in Permit Plan Set), During the hearing process on
these Special Permits, Princeton and Forgetta anticipate bringing in significant amounts
of fill to create flat areas for the large buildings proposed and to maintain a limited
rr-i line of the pedestrian corridors that extend tl-roug o t the site to maintain ADA
(Americans with Disabilities Act) Compliance.
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However, upon closer examination during the engineering review of the
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construction of this mixed-use development for site contractor estimates, it became
apparent that importing the significant amounts of fill necessary to achieve these grades
was impractical. To address this issue, Forgetta agreed to redesign the site to lover the
entire site 2' to 3' to achieve this ame flat grade for the buildings and compliant
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In Hnes for the pedestrian corridors. As such,, For ett seeks a modification of the
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Special Permit to incorporate these ne'w elevations into the site plans all as shown on
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the Site Flans and Stormwater Plans dated as revised to December r 115. 01 submitted
herewith.
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As the Planning 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:
a. There. e o changes to the location, number, see � ig t of any Y
buildincys in the mixed use development.
b. There are no changes to the location and size of any ancillary features of
the mixed use development including the access drive, pedestrian corridors,
landscaping, and the size and curvature of the interior roadways (for emergency
vehicles).
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C. There are n changes angel in the utility and municipal service need .
The redesign of the site grades and elevations also has a number of positive
. cts that benefit the Town and D evel opers as folIos: k
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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 pirior
fans.
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b. The elimination of the importing of this significant amount of fill
eliminates approximately 8,500 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. n
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d. The to ring of the site elevations decreases the visibility of the
commercial from Osgood building Street and its intersection with Barker Street.
. Stormwater Management System
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The lowering of the site elevation does affect the location and equipment used
for the storm-water management system. The revised stormwater system reduces the �}
number of treatment and infiltration systems from 13 systems to 8 systems. The
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systems use the same method using deep sump catch ba ins ith hood outlets with
pretreatment using Isolation Rows s and finally infiltration and discharge controlled by a
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newer technology called a RainStore 3 Chamber and Infiltration system {see
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Modification Paragraph 1 herein for a more precise description of the stormwater �t
management collection and treatment chain). See the flan Set entitled }`Stormwater
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Plan", prepared by Hancock Associates, revised date December 15, 2017 consisting of 12
sheets) filed with the Pl ra-ing Department. Princeton and Forgetta anticipate the
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redesign of the storm water martagement system would require further review l the
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Pla nin Board's prior r review consultant,, Lisa EgglestonEggleston
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Environmental. Ms. ggleston's comments regarding the changes to the storm water
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management system can be seem in her communications dated November 29, 2017 and , f
December 15, 2017 as well as previous coinm nicatio s during the prior public hearing
process. We expect Ms. Eggleston may have additional cos ents prior to the public
hearing on this issue.
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S. Modification of the Special Permit r
Because the reduction in the site elevations does t affect the vast majority of
the mixed use development's structures, roadways and access drives, there are very few
chan es necessary to the Special Permit issued on December 6, 2016.
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The two modifications to the Special Permit that the Applicant seeks as a result
of the change in the site elevations are as .follows:
. 'indi of Fact No. 11 is deleted and replaced with:
The stormwater management Is designed in accordance with the Town Bylaw
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rec ire er-.ts and Best Management Engineering and Practices, and themost recent }
version of the MA I PP Stormwater Handbook, and the plan reflects extensive
discussions and review by the To n's outside consultant engineer, Eggleston #}
nvironmental. The proposed runoff from the impervious areas of the Site will be
drained tli-rough a drainaae system to subsurface storage/infiltrating det6ntion �.
systems. The Project's permanent stormwater measures include: deep sump catch
basins with hood outlets 39 total), ADS- Stogymtech Underground Chambers Isolation r
Row 3 total), Rain tore3 Underground Chamber and Infiltration Systems systems
total), and Rip-Rap Aprons (4 total). Thee were extensive discussions between the
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T o n"s outside consultant engineer and the Project Engineer related to the overall
design and long term Stormwater Operations & Maintenance Plan. (See correspondence
from L. Eggleston, Eggleston nvir0i-Lmental, dated July 29, 2016, September 28, 2016,
November 17 2016 and December 1, 2016 and Hancock Associates response comments
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 revise August 3, 2016, September 17, 2016, October 20, 2016, November r
21, 2016 and December er 15 2017 consisting of Sheets 1 -34, titled "Permit Site Plans, }
North Andover Massachusetts, Pr os e d Mixed Use Development for Princeton
Development LLC, and Forgetta Development LLC ", locates in North Andover, MA
01845, as well as a separate Ian set entitled, '`Stor ter Plan" prepared by Hancock
Associates, dated December 15 2017 consisting sheets.12
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On December 6, 20 6 the Plara-iing Board also issued a COMMON DRIVEWAY
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SPECIAL PERMIT for Forgetta Development LLC and Princeton Development LLC a
well as a HEIGHT WAIVER SPECIAL PERMIT for Princeton Development LLC. As the
lowering of the site elevations does not affect the Findi s in these permits, Forgetta
Development LLC and Princeton Development LLC are not seeking any modifications
f these Permits.
Based on the facts set forth above that the lowering of the site elevations does not h
affect this mixed use development's ability to meet the criteria for a Special Permit an
the Town o f North Andover Zo n ing Bar-La gs 1 .31. Based on the inforr ation
described herein and on the referenced Plans, Forgetta Development LLC respectfully
requests that the Pla -iing Board approve the modifications to the Special Permit it set
forth above.
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PLANS SUBMITTED WITH THIS APPLICATION:
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See a Peiinit Site Plan, Proposed Mixed Use Development, prepared by Hancock Associates
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revisions dated December 15, 2017, previously filed with the Planning Department.
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See a set of plansentitled "Storinwater Plan"' prepared by Hancock Associates, 12 beets dated
December 151, 2017.
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See AIR Plan dated 1/12/2017 endorsed by the Town of North Andover Plaffliing Board o
3/7/2017 to be recorded at a later date,
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butter to Abtjtier Building Dept. on er alron Zoning
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REQUIREMENT: M L 40A,Section 11 states in}part,,parties in Interest as Lsed in this chapter shall:near the pel ttoner,
abutters,Own ars of land directly oppuReon any pt b ric w private way,and abutters to a b"I te rs wilt1in �
three hur.dred 30f1 feet of the r�ert Tine of(he eiitimer as the appear on tine most recent a �
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laac$i+t,r1ct Wl€;slanding 3hat lhe land of any socb owner Is loca#ate in another city or to�yn,(he p1amiing �
board of 916 city or towrt,and the planning bourd of evety EtWling city or{o%VO,° �
ub++►���yy �'Y Property:
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MAP PARCF-L
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34 49 Forgetta Development LLC 34 Park Street,Andover,IAA 01810 � }
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Abutters PropeOie r I>
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hrr:ef Name rre
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4 12 Elizabeth Barker 201 Br dfrod Street,North Andover,MA 0184 5 �
4 13&53 Osgood Streal AHF Realty Trust 18 sgoad Strest Aft 3,North Ardover,MA 0 1845
4 26 City of Lawrence,Airport Commission 4 92 Sutton Street,forth Andover,MA 0184
4 30 NITM Insurance 1320 Osgood afoot,North Andover,MA 01845
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Fargetta Realty Trust 1292 Osgood street,North Andoverr,MA 01846 � h
35 2 Donald Harrison 10 0 Id Farni Road,Borth Andover,1V1A 01845
5 7 115 0 Osgood Street Trust 1159 Osgood Street,North Andover,MA 0184535
8 Penelope Kanellos 22 Catherine Drive,Peabody,MA 0100 }
5 10 HJ and S LLC 1250 Osgood Street,Nort i Andover,MA 0-1845
14 25 Comm Nam LLG 4 Preston C ou€t,Bed ford,MA 01 7 3 0 k
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00 Christopher Maher 7 French Farm Road,North Andove i%IAA 0184 5 � t
5 97 Christopher Ramirez 11 Old Fern Road,North Andover,MA 0184
5 107 Mark Bailey 63 Barker,Street,Borth Andover,MA 01845 *:
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