HomeMy WebLinkAboutApplication - 250 CLARK STREET 2/15/2013 V40RTH ' E
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2013 FEB 15 AN I 1 15
'41' O'VATED
SA US
PLANNING DEPARTMENT
Community Development Division
Special Permit— Site Plan Review Application
Please type or print clearly.
1. Petitioner: Flight Landata, Inc . (wholly owned by The KEYW Corporation)
Petitioner's Address: 250 Clark Street, North Andover, MA 018�45
Telephone number: 978-682-7767
2. Owners of the Land: Michael Florence has a ground lease from City of Lawrence acting
Address: 492 Sutton Street, North Andover, MA 01845 through the
e
Number of years of ownership: 95+ years Lawrenc
—Airport Municipal
Commission
3.Year lot was created: Pre 1910
4. Description of Proposed Project: The Applicant is seeking to expand the existing building
in order to accommodate its growing business . The expansion will involve
the construction of a substantially similar style and size building that will
be connected to the existing structure . it will provide additional hangar
hangar space for a second aircraft and more space for offices, research and
development and storage for aircraft-related supplies . The expansion will also
provide additional parking, a larger septic system and stormwater facilities.
5.Description of Premises: An existing leasehold area equal to 46, 620- s .f . plus the
proposed expanded leasehold area of 27, 020 s .f . for a total of 74, 122 s . f .
6.Address of Property Being Affected: 250 Clark Street
Zoning District: Industrial 2 District (12)
Assessors Map: 7 5 Lot#: F
Registry of Deeds: Book#: 673 Page#: 401
7. Existing Lot: This application relates to a leased area within the Lawrence Airport
Lot Area(Sq.Ft): 780, 000 s - f - Building Height: see below
Street Frontage: 7, 150 feet Side Setbacks: 50 feet
Front Setback: 178 feet* Rear Setback: 50 feet
Floor Area Ratio: 0 . 50 : 1 Lot Coverage: 3501
8. Proposed Lot(if applicable):Not Applicable - Leased area at Lawrence Airport
Lot Area(Sq.Ft): 780, 000 s .f . Building Height: see below
Street Frontage: 7, 150 feet Side Setbacks: 50 feet
Front Setback: 200 feet* Rear Setback: 50 feet
Floor Area Ratio: 0 . 50 :1 Lot Coverage: 35%
As shown on the site lFa�n , ark St provides access to the northerly portion of
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the Airport . Originally part of the street ran through the runway. The portion that
was so Leased
_&on nued T? �Tlirga�� an s2
,Ahent 9f the ea P CHI_p'tosint
cEe iseqe�a
a C� A ee a
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where it was 1600 Osgood Street,North Andover,81dg.20,Suite 2-36 Planning Dept.,Massachusetts 01845
abandoned, setbacks Phone 978.688.9535 Fax 978.688.9542 Web www.townofno_rtliniidover.com
are measured from that point.
9.Required Lot(as required by Zoning Bylaw):
Lot Area(Sq.Ft): 8 0, 0 0 0 s .f . Building Height: 5 5 feet
Street Frontage: 150 feet Side Setbacks: 50 feet
Front Setback: 50 feet Rear Setback: 50 feet
Floor Area Ratio: 0 . 5 0 : 1 Lot Coverage: 35%
10. Existing Building(if applicable):
Ground Floor(Sq.Ft.): 9, 525 #of Floors: 1
Total Sq.Ft.: 9, 525 Height: 2 9 ' 3"
Use: Flight related sery Type of Construction: metal frame construction
hangar space, offices, R&D and accessory storage
11.Proposed Building:
Ground Floor(Sq.Ft.): 9, 680 #of Floors: 1 floor and a mezzanine
Total Sqq. Ft. 9680 1st 18 0 0me z z Height: 291611
Use: Flig'Jzt rerelated sery Type of Construction: metal frame construction
hangar space, offices, R&D and accessory storage
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 of construction? metal frame construction 1989, see
attached approval .
13.Section of Zoning Bylaw that Special Permit Is Being
Requested Section 8 . 3 (2) (ii)
14. 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 Board. Every
application shall be filed with the Town Clerk's office. It shall be the responsibility of the petitioner to furnish all supporting
documentation with this application.The dated copy of this application received by the Town Clerk 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 requirements, as cited herein and in the Planning Board Rules and
n ' g Board of this application as incomplete.
Regulations may r�ult°in,�a dismissal by the Planning
Petitioner's Signature:
Print or type name here; Jill' '
Mann, as legal counsel for the Applicant
Owner's Signature: e the attached authorizations from The Lawrence Municipal
Airport and Michael Florence, as the Leasehold Owner.
Print or type name here:
15.Please list title of plans and documents you will be attaching to this application.
1. Memorandum in support of the Application
2 . Authorizations from Lawrence Muni Airport and Michael Florence
3 . 1989 Site Plan Approval for existing building
4 . Site Plan by Williams & Sparages
5 . F oor Plans and Elevations by David Barsky, Architect
6 . Abutter' s List
Page of'6
1600 Osgood Street,North Andover,Bldg.20,Suite 2-36 Planning Dept.,Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 Web www.townofnorthandover.com
MANN & MANN, P.C.
COUNSELLORS AT LAW
JILL ELMSTROM MANNt*
KURT P.MANNt*
MELISSA GNOZA OGDENt
}Admitted to practice in Massachusetts
*Admitted to practice in New York
To: Planning Board-T of North Andover
From: Jill Elmstrom IVa
Date: February 14, 2013
Petitioner: Flight Landata, Inc. (The KEYW Corporation)
Requests: Site Plan Special P; it
Section 8, Paragraph 8.3(2)(ii)
Property: 250 Clark Street,N rth Andover, Map 74, Lot 1-13
FACTS: Flight Landata, Inc. (a wholly-owned subsidiary of The KEYW Corporation
{"KEYW"}) (the"Petitioner")has a leasehold interest in a 46,620 square foot section (the
"Existing Leased Premises") of the Lawrence Municipal Airport located in North Andover(the
"Airport"). The Airport is owned by the City of Lawrence, and operated through the Municipal
Lawrence Airport Commission(the"Commission").' The Existing Leased Premises is improved
by a nine thousand, five hundred twenty-five(9,525) square foot building(the `Building") that
Petitioner uses for aircraft storage, offices, a machine shop and research and development in
connection with its delivery of flight-related, data collection services and equipment. According to
the Town of North Andover Zoning Map, the Leased Premises is located in the Industrial 2 District
(the"I-2 District"). Petitioner has received approval from the Airport to expand the Existing
Leased Premises to include an additional 27,020 square feet of land (the"Additional Leased
Premises", together with the Existing Leased Premises, the"Leased Premises") for the purpose of
constructing a nine thousand, four hundred eighty(9,480) square foot addition (the"Addition") that
will connect to the Building and will be used to accommodate Petitioner's growing business. The
proposed alterations to the Leased Premises, changes to the Building and construction of the
Addition and all associated infrastructure are hereinafter referred to as the"Expansion" and are
shown on the attached plans entitled"Site Plan in North Andover, MA"prepared by Williams &
Sparages, dated February 7, 2013 (the"Site Plan"), as may be revised, and the Floor Plans and
Elevations entitled "New Building"prepared by David Barsky, Architect, dated November 2012 as
may be further revised (the"Architectural Plans"together with the Site Plans, the"Plans").
Prior to filing this application,representatives for the Petitioner met with Gerald Brown, the
Inspector of Buildings, and Judy Tymon, the Town Planner, regarding the Expansion and
confirmed that the Expansion is subject to the use regulations, dimensional requirements, and
parking regulations set forth in Section 4.133(1) and Sections 7 and 8 of The Zoning Bylaw for
the Town of North Andover 1972, last amended September 13, 2010 (the`Bylaw"). Mr. Brown
also confirmed that the proposed Expansion would only require the issuance of a Site Plan
Special Permit under Section 8.3(2)(ii) and that no other zoning relief was warranted. Therefore,
Petitioner hereby respectfully requests that the Planning Board (the"Board") for the Town of
North Andover grant Petitioner the required relief to proceed with the Expansion in accordance
with the Plans.
I In 1990,the Commission entered into a long-term ground lease for the Leased Premises with National Aerial
Advertising(also known as AVIAD). In December 2001,AVIAD assigned its interest to Donald Florence,who in
turn assigned his interest to the current ground lessor,Michael Florence.A copy of his authorization is attached.
191 South Main Street,Suite 104 Direct Email: fill@mannpc.corn
Middleton,Massachusetts 01949 kurt@mannpc.com
Telephone:978-762-6238 melissa@mannpc.com
Facsimile:978-762-6434
Zoning Board of Appeals—North Andover
250 Clark Street,Lawrence Airport
Page 2 of 3
DESCRIPTION OF THE LEASED PREMISES: As shown on the Plans, the Leased
Premises is located at the end of Clark Street and to the north of the Airport runway. The Leased
Premises consists entirely of upland within the I-2 District. However the Leased Premises is
within the buffer areas to certain wetland resource areas to the west, northeast, and south and
therefore is subject to the Massachusetts Wetlands Protection Act, M.G.L.A. ch.131, § 40 and
North Andover Wetlands Protection Bylaw.2
DESCRIPTION OF THE EXPANSION: The purpose of the Expansion is to accommodate
the Petitioner's burgeoning business, which has more than doubled since being acquired by
KEYW. In order to accommodate the growth, the Petitioner is in the process of hiring more
employees and therefore must increase its office and research and development space as well as
add another aircraft hangar as shown on the Architectural Plans.
I-2 DISTRICT REQUIREMENTS
A. General Dimensional Requirements of the I-2 Zone (see Table 2 of the Bylaw)
The construction of the Addition and the proposed alterations to the Leased Premises meet all of
the applicable dimensional and density requirements of the I-2 District. The only pertinent set
back requirement is the front set back from Clark Street to the Building and Addition. Based on
a review of the Plans and the history of Clark Street,the Leased Premises occupies a portion of
the Airport that has access over Clark Street. When Clark Street was first created by the County
it extended through the Airport from Sutton Street through to Riverview Street. However,
following the construction of the Airport, the only section of Clark Street that remains in
existence and use begins at the chain link fence that secures the portion of the Airport that
includes the Leased Premises and extends from the Leased Premises in a northerly direction to
Riverview Street. As shown on the Site Plans, the Building and Addition are set back in excess
of 178' and 200', respectively, from the non-abandoned portion of Clark Street. The other
applicable requirement is that the maximum height of any building proposed within the I-2
District be equal to or less than fifty-five(55) feet. As shown on the Architectural Plans, the
height of the Building is twenty-nine feet and three inches (29'3") and Addition, is twenty-nine
feet and six inches (29'6") and therefore both comply with the applicable height limitations. All
of the other dimensional and density requirements are far exceeded and due to the location of the
Leased Premises within the Airport are not applicable to the current application.
B. B. General.Parldng Requirements of the I-2 Zone (See Section 8.1)
For purposes of calculating the number of parking spaces, the Petitioner respectfully suggests that
the proposed expansion requires a total of twenty-seven(27)parking spaces and thirty-eight (38)
parking spaces have been provided. The Petitioner based its determination on the following:
Use Current Building Addition Mezzanine Spaces Required
Offices 3,575 sq,ft. 1,450 sq. ft. - 3/1,000 16 spaces
Warehouse/Hangar 3,700 sq.ft. 3,735 sq.ft. 1,680(storage only) 0.7/1,000- 7 spaces
R&D,Mach Shop 1,800 sq. ft. 2,263 sq, ft. 0.8/1,000- 4 spaces
Halls/Bthrms/Supp. 450 sq. ft. 2,032 sq.ft. NA
9,525 sq.ft. 9,480 sq.ft. 1,680 27 spaces
REQUESTS: Based upon the foregoing information and the other materials submitted with
Petitioner's request for relief, Petitioner suggests to the Board that the proposed Expansion and
2 The Petitioner has already filed a notice of intent under the WPA and the local wetland bylaw.
S:Oorence,Mike (KEYfV--FLD)2012-51 tPermitsWento.doer
Zoning Board ofAppeals—North Andover
250 Clark Street,Lawrence Airport
Page 3 of 3
the construction of the Addition and installation of a new septic system and storm water drainage
system comply with all applicable Bylaw requirements. Therefore,Petitioner respectfully
requests that the Board find that the Petitioner meets all of the criteria under Section 8 of the
Bylaw as follows:
1. that the Petitioner has submitted the Plans in accordance with the regulations and
procedures set forth in Sections 8 and 10.31 as well as the submittal requirements
promulgated by the Board.
2. that the proposed uses of the Leased Premises are airport-related uses that are permitted
activities under Sections 4.133 of the Bylaw and are in harmony with the general purpose
and intent of the Bylaw and will be consonant with neighboring uses;
3. that the Leased Premises,Building and Addition comply with all applicable density,
dimensional and parking requirements under Sections 7 and 8.1 for structures located
within the I-2 District and has been designed with sufficient loading areas;
4. that the Petitioner has demonstrated that it will be providing adequate and appropriate
facilities for sewage disposal, water supply, as well storm water management and has
properly addressed soil erosion and other conservation-related concerns;
5. that the Expansion is beneficial because it allows the Petitioner to grow its business
operation within the Town and will have no adverse impacts on the surrounding
community;
6. that the design and scaling of the Building,Addition, and alterations to the Leased
Premises are compatible with the surrounding area;
7. that the location and design of the exits and entrances to the Addition exceed minimum
safety requirements for similar uses; and
8. that the Expansion will not cause any detrimental increase in traffic or generate any
hazardous conditions and that the site design addresses the needs of both vehicular and
pedestrian traffic within the Leased Premises.
Petitioner further respectfully requests that the Board grant Petitioner's request for a Site Plan
Special Permit under Section 8.3 of the Bylaw to permit the Expansion as described on the Plans.
S:Oorence,Mike (KEY6V--FLD)2012-5I PermitsWemo.docs
OWNER AUTHORIZATION
Michael Florence the holder of a leasehold interest(the " Owner"),hereby authorizes KEYW
Corporation(Flight Landata, Inc.) (the "Applicant"),to apply to the Board of Appeals of the
Town of North Andover for all approvals necessary to expand the existing building located at the
property identified as 250 Clark Street(the"Property"), and to seek authorization from any other
local, state, or federal boards or agencies as may be necessary. The Owners may rescind such
authorization,in the event the agreement to lease the Property is no longer a valid and binding
agreement between the parties.
The Owner disclaims any responsibility for the actions of, or information provided by,the
Applicant relating to any requests for approval or otherwise.
Dated: January , 2013
Owner:
Michael Florence
COMMONWEAL TH OF MASSACHUSETTS
Essex, ss
On this day of January 2013,before me,the undersigned notary public,personally appeared
Michael Florence,who is known to me to be the person whose name is signed on the foregoing
instrument, and acknowledged to me that he signed it voluntarily for the purpose stated herein.
X&4� aw—vc�;�
Notary Public
My commission expires:
Uf QWA :L
1VWary Public
C YMOF MAO
M1/Commission Expires
September 13,2013
OWNER AUTHORIZATION
Michael Miller,Airport Manager for the Lawrence Municipal Airport(the " Owner"),hereby
authorizes KEYW Corporation(Flight Landata,Inc.) (the "Applicant"),to apply to the Board of
Appeals of the Town of North Andover for all approvals necessary to expand the existing
building located at the property identified as 250 Clark Street(the"property"), and to seek
authorization from any other local, state, or federal boards or agencies as may be necessary. The
Owners may rescind such authorization in the event the agreement to lease the Property is no
longer a valid and binding agreement between the parties.
The Owner disclaims any responsibility for the actions of,or information provided by,the
Applicant relating to any requests for approval or otherwise.
Dated: January&3, 2013
Owner:
City of Lawrence, acting by and through
Lawrence Municipal Airport
Michael Wex, rrport Manager
COMMONWEALTH OF MASSACHUSETTS
Essex, ss
On this X,?day of January 2013,before me,the undersigned notary public, personally appeared
Michael Miller, who is known to me to be the person whose name is signed on the foregoing
instrument, and acknowledged to me that he signed it voluntarily for the purpose stated herein.
Notary Public
My commission expires:
>fi1�r`
GILDA E MSIRO 11
Notary Public
COMSeptember
OF MASSACHt OM
Ulf Mm Expirse
Septepte mberer 13 13,2013
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