HomeMy WebLinkAboutRECORDED DECISION - - 25 Beechwood Drive � T11
opt 9ba 1-
CIAT
PLANMNG DEPARTMENT
Community Development Division This is certify that twenty(20)days
have elapsed from date of decision
1.20 Main Street without filing of n a al,
North Andover Massachusetts 01845 °
� � Ca a ne Warren
Town Clerk
NOTICE OF DECISION
SITE PLAN REVIEW SPECUL PERMIT
CORRIDOR DEVELOPMENT DISTRICT SPLCxAL PERMIT
Any appeal shall be filed `�- "�-�-' `021 a .
within(20)days after the �� ��„�� � � ,�- ��
elate of filing this notice in
the office of the Town Clem
Date: April b,2021
Date of Hearing: March 16,2021,April 6,2021
Date of Decision: April d,2021
Petition of: The Stubblebine Company
1 Cranberry Hill 4 103
Lexington,NIA 02421
Premises Affected: Assessors 34 Lot So
The above application for a Corridor Development District(CDD)Special Permit is in accordance with the
requirements of the North Andover Zoning Bylaw,Article 8,Supplementary Regulations,Fart 1 Off-Street
Parking & Loading and Part 3 Site Plan Review, Article 10 A.dmffiistration, Section 195-10.7 and
Massachusetts General Law Chapter 40A,Section 9.
So as to allow the construction of a 907000 SF three-story self-storage warehouse facility with associated
parking,landscaping,utilities,lighting and storpr water management design. 1 he property is located in CDD 3
zoning district.
After a Public Dearing given on the above date,and upon a motion by J. Simons and 2nd by P.Boyfiton to
APPROVE the Corridor Development District(CDD)Special Permit in accordance with the requirements of
the North Andover Zoning Bylaw,Article S,Supplementary Regulations,Pant 3 Site Plan Review,Article 10
Administration, Section 195-10.7, as amended„ and based upon the following conditi ns. The vote was 5-0,
unanimous in favor of the appReation.
On behalf of Oe North An over Planning Board
Eitan Goldberg,Chairman
John Simons
Aaron Preston
��arEs�
Kate Bargnesi
.T�Uc Copy Peter Boynton
TowaClerk
Bk 17139 Pg255 #31249
Stubblebine Company
1 Cranberry Bill,4103
Map 34 Lot 50
CDD 3 Special Permit;Site Plan Review Special Permit
April 6,2021
The Corridor Development District(CDD)Special Permit in accordance with the requirements of the North
Andover Zoning Bylaw,Article 8,Supplementary Regulations,Part 1 Off-Street Parking&Loading and Fart
3 Site Plan Review,,Article 10 Administration,Section 195-10.7 application was filed with the Planning Board
on February 11,2021. The Public Hearing on the above referenced application was opened on March 16,2021
and closed by the forth Andover P .ning Board on April 6,2021.
On April 6, 2021, upon a motion made by J. Simons and a second by P. Boynton to APPROVE as
amended,a Site Plan Review Special Permit and CDD Special Permit to authorize the construction of a
90,000 SF three-story self storage warehouse facility with associated parking, landscaping, utilities, li ting
and stoxnwater management design. The Project is located at 0 Beechwood Drive, Noah Andover,
Massachusetts,01845,Assessors Map 3 4 Parcel 50 within the Corridor Development District 3 Zoning District.
The parcel togs approximately 2.86 acres with frontage on Beechwood Drive. The Special Permits were
requested by The Stumblebine Company, 1 Cranberry hill, 0103, Lexington, M.A, 01845. The Applicant
submitted a complete application,which was noticed and reviewed in accordance with Article 16, Corridor
Development District and Article 8,Supplementary Regulations,Part 1 Off-Street Parking g&Loading and Part
3 Site Plan Review,Article 10 Administration,Section 195-10.7 and Massachusetts General Law Chapter 40A,
Section 9. The motion to approve was subject to the FINDINGS OF PACTS and SPECIAL
CONDMONS set forth in this decision.
The Planning Board vote was 5—0,unanimous,in favor. A special permit issued by the
special permit
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granting authority requires a vote of at least four members of a five-member board.
The Applicant is hereby notified that should the Applicant disagree with this decision,the Applicant has the
right, under MGL Chapter 40A., Section 17,to appeal to this decision within twenty days after the elate this
decision has been filed with the Town Clerk.
The Planning Board makes the finding that the intent of the Bylaw,as well as its specific criteria are met. This
decision specifically stated by the Planning Board makes the following FTKDIrTGS OF FACT:
FLINGS OF PACT:
1) The specific Site is an appropriate location for the Project as it is deemed a warehouse use which is a
permitted use in the CDD 3 zoning district.
2) The use as developed will not adversely affect the neighborhood as the roe is located in a CDD
property 3
zoning district.The building is sited 475'+/-from the nearest residential dwelling.The Playas maintain
a vegetated buffer to the Bast of the lot. The proposed massing and use is consistent with the overall
composition of the commercial businesses fronting on Osgood Street.
3) There will be no nuisance or serious hazard to vehicles or pedestrians.
4) Adequate and appropriate facilities will be provided for the proper operation of the use.
proposed
5) The Project has been reviewed by the Town's Stormwater Review consultant,Horsley Witten.The Project
proposes a closed catch basin and x drainage s stern to ca ture
. PY p runoff the Project. An underground
chamber system will provide stormwater detention and treatment of stormwater pollutants via infiltration
through native soil.(See correspondence from Horsley Witten dated Pebn ry 25.2021,and April 1 2021
2
Bk 17139 Pg256 #31249
Stubblebin,e company
1 Cranberry Bill,#103
Map 34 Lot 50
CDD 3 Special Permit; Site Plan Review Special Permit
April 6,2021
and response to those correspondences dates March 11,2021 from TR1VI).
6) The Project has been satisfactorily reviewed by the Police Depar sent(confirming email Lt.Lanen dated
March 292 2021),the Fire Department(confirming emails Lt.Bob Kilcoyne dated March 25,2021)2 DPW
Operations(confirming email dated March 5,2021,Building Department(oonfningemail Februay 12,
2021),
7) The Project is subject to septic design and approval(confhming email Health dated march 5,2021 and
March 29,2021).
8) The Applicant has file a Notice of Intent with the Conservation Commission on February 25 2021.
9) Zoning Enforcement Officer confirmed a parking reductions ecial ennit application was not necessary
P P pP
as 23 spaces are required and 26 spaces are provided.Therefore,the applicant submitted and the Planning
Board accepted a request to withdraw without re'udice
pre the parking reduction special pernut.
10)Finally the Planning Board finds that this Project generally complies with the Town of North Andover
Zoning Bylaw requirements as listed in Article 16 Corridor Development District and Article 8
Supplementary Regulations, Part 1 Off Street Parking & Loading and Part 3 Site Plan Review, but
requires conditions in order to be fully in compliance. The Planning Board hereby grants an approval
to the Applicant provided the following Conditions are net:SPIECLAL CONDITIONS:
11)Permit Definitions;
a. The"Locus"or"Site"refers to the 2.86+1-acre parcel of land fronting on Q Beechwood Drive as
shown on Assessors Map 34,Parcel 50.
b. The "Plans" refer to the Plans prepared by TFNI, 48 Constitution Drive, Bedford, NH entitled
"'Climate-Controlled Self-Storage, Beechwood Drive, Forth Andover, W1, dated December 8
2020,and most recently revised to March 26,2021,consisting of C�1,C-2, Sheet 1 of 1,C-35 C-4,
C-5,C-63,C-7,C-8,C-9 through C-15,P-15,L-1.
c. The Project refers to the construction of a 3-story self-storage warehouse facility with associated
parking, landscaping, utilities, lighting and storrnwater management design., and lighting. The
Project is located ua the CDD 3 zoning district.
d. The "applicant" refers to The Stubblebine Company, 1 Cranberry Hill, #103, Lexington, MA.
02421,the Applicant for the Special Permits,its successors and assigns.
e. The"Project Owner"refers to the person or entity holding the fee interest to the title to the:Locus
from time to time,which can include but is not limited to the Applicant,developer,and Owner.
12)The following requested WAIVERS and MOD FICATION are granted:
a. Zoning Bylaw,Section 8.14(22)Fiscal Impact and Section 8.14(23)Community Impact: The
Project does not require significant community resources. The Project is not anticipated to
generate an significant fiscal impacts. For p
Y � p o these reasons a waiver is not be contrary to the;spirt
and intent of the regulations.
b. The Project proposes parallel parking for tenants along the east side of the building,allowin for
a 24'wide(fatal width 29' less 1'for bollards, g
l aids, less 8'for parallel parking space)where 25' are is
required,two-way drive-aisle. Given the nature of the Site there is limited traffic anticipated to
be on the property at one thne even duringthe P
peak usage. As such,the proposed drive-aisle will
have adequate widths to allow for parking along with two-way traffic from other tenants. The
3
Bk 17139 Pg257 #31249
Stubblebine Company
x Cranberry Mill,#103
Map 34 Lot 50
CDD 3 Special Permit;Site Plan Review Special.Permit
April 6.2021
proposed design allows for a minimization of unnecessary impervious areas and Site disturbance,
The modification granted pursuant to Article 8,Part 1 Off-Street Parking&Loading,Section
195-8.5(A.)Design Standards.
13) According to the Traffic&Parking Memorandum submitted by Robert Duval,PE TFMORAN INC.
dated December 14,2020 the weekday AM peak trip generation hour will result in 5,vehicles entering
the Site and 4 vehicles exitingthe Site for a total of g
9 vehicles. The weekday PM peak trip generation
hour will result in 7 vehicles entering the Site and 8 vehicles exiting the Site for a total of 15 vehicles.
14) The proposed development must not demonstrate any demonstrable adverse impact on the surrounding
area resultingfrom excessive no` �
.ise, dust, smoke, or vibrations which are higher than levels now
experienced from uses permitted in surrounding areas.
15)The commercial use shall comply with the applicable state
in cannectiorl with sound levels. air pollution control re
nations and policies
1 6}All outdoor lighting shad be designed so as not to adversely impact surroundinguses and residential
properties,while also rovidin a
. p g sufficient level of illumination for access and security purposes. Such
lighting shall not blink,flash,oscillate or be of unusually high intensity of brightness.
17)Any outdoor lighting fixture newly installed or replaced shall be shielded so that it does not produce a
strong, direct'light beyond the Site boundaries and h
shall be directed toward the object or area to be
illuminated. Sight shall be directed away from residences.
18) The Planning Director shah approve any changes made to these Plans. Any changes deemed substantial
by the Planning Director would require a Public Hearing and Modification by the Planning Board..
PRIOR TO ANY LAND DISTURBANCE and/or BUILDING PERMIT
19) Two(2)copies of the signed recorded Notice of Decision and Plans shall be delivered to the Planning
g
20) The Property Owner provide a signed version of the Illicit Discharge Statement two weeks rior to the
beginning of any land disturbance.
prior
21)As per 2.g of Horsley witten's April 1,2021 2nd Stormwater Peer Review memorandum the
Applicant
shall confwn spot grades at the end of the turnaround area M' the southeastern driveway. if,once the
grading in this area is revisited,the Planning Director cannot determine if the paved area within DA212
is draining toward CB 5 the information will be sent to the storrnwater peer reviewed for confirmation.
22)As per 8.b ofHorsely witten's April 13,20212°d Stormwater Peer Review mernorandurn the Ap
plicant
shall update the Site Preparation Plan to include a note regarding which catch basins the protection
should be provided on.
23) The Property Owner shall provide a signed copy of the Inspection and Maintenance Manual to the
Planning Department.
24) The retaining wall identified on the Plans-shall be designed and stamped b a structural engineer
,p y ngmeer
registered in the Commonwealth of Massachusetts,as required by Building Code. Stamped lans g p plans and
4
Bk 17139 Pg258 #31249
Stubblebine Company
1 Cranberry Hill,#103
Map 34 Lot 50
CDD 3 Special Permit;Site Plan Review Special Permit
April 6,2021
calculations shall be submitted to the Planning Department and Building Inspector prior to construction
of the retaining wall. The submittal is for inforMational purposes only. The Applicant must apply for
and receive a building permit to be issued for the applicable retaining wall on the Site.
25)The Applicant has stated that the retaining wall is approximately S feet high,though at one location it
appears to be 14 feet high. The top of wall (TOW) elevation of 94 feet may not be accurate. The
Applicant shall revisit the proposed wall elevations. If the installation of the wall requires additional
tree clearing the proposed tree line shall be adjusted.
26)The Applicant shall provide the Planning Board with copies of ennits� plans and decisions received
P P
from all Forth Andover land use Boards.
27)At least 30 days prior to the start of land disturbingactivities the A ppl lcant shall provide to the Planning•
Department for review and continent a copy of its Stormwater Pollution Prevention Plan SwPPP
prepared in consultation with the Applicants' Site contractor(s) and Project engineers. The SwPPP
shall be prepared in accordance with the US Environmental Protection Stor
Agent 's m:water
Construction General Permit Y "(USEPA, 2Q I2} and related guidance document entitled Developing
Your Storniwater Pollution Prevention Plan: A Guide for Construction Operators". In addition to
erosion control measures,the construction sequencing plan/SwPPP shall address when in the development
process the various long term stormwater BNTs will be brought on line and how storrnwater flows from
the Site can or will be managed in the interim.
28)In consultation with the Planning Director,the Applicant shall designate an'dependent environmental
monitor. The monitor shall read, sign, and return to the Town Planner the Letter of Agreement for
Independent Monitors.Upon the s inspections .
P p tart of Site work,the monitor shall snake weekly inspections of the
Project(any suspension in monitoring due to inactivity on the Site shall be pre-approved by the Town
Planner),provide monthly reports to the Planning Department,and detail any areas of non-compliance
and corrective actions.The monitor will also provide reports following heavy rain events.Additionally,
Y
the monitor shall assist Town Staff in overseeing the implementation and updating of the SwPPP
throughout the development process.The monitor must also be available upon notice to inspect the Site
accompanying a Planning Department designated official.
29)A, detailed construction sequencing plan shall be submitted to the Planning Staff'for the purpose of
tracking the construction and informing the public of anticipated activities on the Site,
30)A bond in the amount of ten thousand dollars($10,000.00)shall be posted for the purpose of insuring
that the Site is constructed in accordance with the a g
Pproved plan and that a final as-built plan is
provided,showing the location of all on-site structures. This bond shall be in the form of check made
out to the Town of Forth Andover. This check will then be deposited into an interest bearing bond
account.
31) All applicable erosion control measures must be in place and reviewed and roved b the Planning
p Y g
Director. Should the Planning Director determine additional erosion control measures are necessary the
Applicant shall provide said measures at his
p own expense.
32) A pre-construction meeting rust be held with the developer, their construction employees, Phumin
applicable departments,, g
Department and other a
Pp pares ts,to discuss scheduling of inspections to be conducted and the
construction schedule.
5
Bk 17139 Pg259 #31249
Stubblebine Company
I C ranbeny HiH,#103
Map 34 Lot 50
CDD 3 Special Permit; Site Plan Review Special Permit
April fi,2021
DURING CONSTRUCTION
33)Dust mitigation must be performed weekly, or more frequently as directed
Y � Y by the Town Planner,
tbtOughout the construction process.
34)In an effort to reduce noise levels,the developer shall keep in optimum working order through regular
maintenance,any and all equipment that shall emanate sounds from the structures or Site.
35} ,Any stockpiling ofmaterials(dirt,vvaod,construction material,etc,)must be shown on a plan and revxev
and approved b the planning . p ed
pp y Ong Staff. Any approved piles roust remain covered at all times and fenced off
to minimize any dust problems that may occur with adjacent properties.
36) It shall be the responsibility of the developer to assure that no erosion from the construction Site shall occur
which will cause deposition of soil or sediment upon adj scent properties or public s,except t as normal l
anClilar"y to off-site construction, Off-site � � �erosion will be a basis for the Planning Board making a finding
that the Project is not in compliance with the plan;provided,however,that the Planning Board shall 'v
the developer written notice of an such e
y fxx�ding and three days to cure said condition.
PRIOR TO CERTMCATE OF OCCUPANCY
37) The Applicant must submit a letter from the Project engineer statingthat the buildin
g,landscaping,
lighting and Site layout substantially comply with the plans referenced at the end of this decision as
endorsed by the Plmiing Board.The Applicant must also submit a letter from a professional engineer
certifying that there are no illicit connections P g •n to the storm drainage system. Alternatively,the Applicant
and/or property Owner may provide a bond,determined by the Planning Board,to cover the full amount
of the landscaping materials and installation if weather conditions do not permit the completion of the
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landscaping prior to the use of the building.
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PRJOR TO' FINAL,RELEASE OF ALL SECURITY AND ESCROWED FUNDS
3 8) The Planning Staff`shall review the Site. Any screening as may be reasonably required .
g Y Y q rred by the Planning
Staff will be added at the Project Owner's expense.
3 9) A furia.l as-built plan showing final topography,the location of all on-site utilities,structures,curb cuts
parking spaces and drainage facilities,including invert elevations of all stormwater structures must be
submitted to the Planning Department.The as.-built must be provided in paper form as well as in SDP
(Standard Digital Pile) format. The as.-built shall also provide a calculation showing the increase in
impervious area.
40) The Planning Board must by a majority vote make a findingthat the .
Site � In conformance with the
approved plan.
GENERAL CONDITIONS
41)Any plants,tree, shrubs, or fencing that bave been incorporated into the Landscape Plan approved `
p pp ved m
this decision that die or fall into disrepair must be replaced by the Project Owner in perpetuity.
J P rp ty.
42) The contractor shall contact Dig Safe at least 72 hours prior to commencing an excavation.
Y
43)Gas,Telephone,Cable and Electric utilities shall be installed underground as specified b
�' P Y the respective
utility companies. '
6
Bk 17139 Pg260 #31249
Stubblebine Company
1 Cranberry Hill,#103
Map 34 Lot 50 :
CDD 3 Special Permit;Site Plan Review Special Permit
April 6,2021
44) The hours for construction shall be limited to between 7:00 a.m.and 5:00 p.m.,Monday through Friday
and between 8:00 a.m.and 5.00 p.m.on Saturday.
45)No open burning shall be done except as is permitted during burning season under the Fire Department
regulations.
46) The Owner shall apply to the Board of Health for the appropriate dumpster permit,if needed.
47) The provisions of this conditional approval shall apply to and be binding upon the Applicant its
employees and all successors and assigns in interest or control.
49) Any action by a Town Board,Commission,or Department,which requires changes in the plan or design
as resented t p •
of the building, p o the Planning Board, may be subject to modification by the Planning
Board.
49) Any revisions shall be submitted to the Planning Director for review. 1f these revisions are deemed
substantial, the developer must submit revised playas to the Planning Board for approval using the
.
process outlined in Section 195-8.17(Revision to Approved Site Plan)of the Zoning Bylaw
50) This Special Permit approval shall be deemed to have lapsed after April 6,2023(two years from the
date permit granted), exclusive of the tinge required to pursue or await determination of any appeals,
unless substantial use or construction has commenced within said two-year period or for good cause.
For purposes of this development,the developer shall be deemed to have undertaken substantial use or
construction if the developer has begun any Site grading or tree clearing.
51) This decision must be filed with the North.Essex Registry of Deeds. The following information is
included as part of this decision:
Plan titled: Climate-Controlled Self-Storage,Beechwood Drive,North Andover,MA
Prepared for: The Stubblebine Company,LLC
1 Cranberry Hill,#103
Lexington,MA 02421
Prepared by: TFM
48 Constitution Drive
Bedford,NH 03110
Scale: 1))=30'
Date: December 8,2020,revised to March 26,2021
Sheets: C-1 C-2 Sheet 1 of 1 C-3 C-4 C-5 C-6 C-? C-S C-9 through C-15 P-1 L-1.
Report: Storrnwater Management Report Self-storage,0 Beechwood Drive,Forth Andover
MA
Prepared for: Norwood Realty
116 S.River Toad
Bedford,NH 03110
7
Bk 17139 Pg261 #31249
Stubblebine Company
I Cranberry Hill,4103
Map 34 Clot 50
CDD 3 Special Pennit;Site Plan Review Special Permit
April 6,2021
Prepared by: TFM
48 Constitution Drive
Bedford,NH 03110
Date: December 20,2020,Revised March 22,2021
Report: Inspection and Maintenance Manual
Prepared for: Norwood Realty
116 S.River Toad
Bedford,NH 03110
Prepared by: TFM
48 Constitution Drive
Bedford,103110
cc: Town Departments
Applicant
Engineer
Abutters
Assessor
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