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Home My WebLink AboutWaiver - 57 WATER STREET 10/2/2015 OORTH Town of North Andover Office of the Planning Department Community Development and Economic Development 1600 Osgood Street,Suite 2035 A r North Andover,Massachusetts 01845 cwusi NOTICE OF DECISION- SITE PLAN REVIEW WAIVER Date of Decision: October 2, 2015 Application of., Cynthia Johnson, Green Apple Caf6 LLC Premises Affected: 57-59 Water Street North Andover,Ma 01845 On September 25, 2015, Attorney John Smolak, representative for the applicant, filed a request for a Waiver of Site Plan Review requirement with respect to the applicant's proposed caf6 to be located at 57-59 Water Street. The proposed caf16 represents a change of use and as a result, Site Plan Review is triggered under Section 8.3.2 since the new use requires "....the application of the parking standards of Section 8.1 which indicate the need for five (5) or more new or additional parking spaces". In order to re-use the existing first floor restaurant space, the proposal includes the renovation of the first floor space of the main building into a forty(40) seat caf6 with eight (8) outdoor seasonal seats on the front deck, serving breakfast and lunch. Proposed exterior alterations include the replacement of front stairs and deck having the same setback as existing conditions,the replacement of existing second floor stair supports on the right side of building to allow for the installation of a new handicap accessible ramp, and the marking of parking spaces. HISTORY AND BACKGROUND • The space for the proposed restaurant was most recently occupied by a catering business, and is the former location of restaurants known as Eats and Pumpemickles. • The applicant has entered into a purchase and sale agreement to acquire 57—59 Water Street. The property is approximately 5,110 sq, ft. in size, and is located at the comer of Water Street and a private way named Brown's Court. • There are three (3) structures, including; a multi-story building containing the proposed caf16 on the first floor with an accessory residential dwelling unit on the second floor, an existing single story wood frame structure including a second accessory residential dwelling unit, and a 375 sq. ft. utility shed. • No changes to the main building footprint are proposed. No changes are proposed to the existing single story building and shed located to the rear of the property. 57-59 Water Street Site Plan Review Waiver October 2,2015 FINDINGS OF FACT • The property includes a total of three (3) on-site parking spaces, but by converting the first floor of the main building to a restaurant,the Table of Off-Street Parking Regulations normally requires a total of 22 on-site parking spaces (20 of which are for the restaurant use). • Site Plan Review is triggered under Section 8.3.2 since the new use requires the application of the parking standards of Section 8.1 which indicate the need for five (5) or more new or additional parking spaces. • Footnote No. 7 of the Table of Parking Regulations provides that in appropriate circumstances, where the provision of adequate off-street is not otherwise feasible, the Planning Board may include on-street parking within the determination of adequate parking arrangements for a particular use,particularly in the so-called Downtown Area which for the purposes of this Section shall be defined as including, "....Water Street from Main Street to High Street". • As depicted on the Site Plans, it is clear that adequate off-street parking is not otherwise feasible. The Planning Board has the authority to determine that parking is adequate by allowing on-street parking spaces located along Water Street to count toward the required parking spaces for the restaurant use as described above. DECISION After discussion at the October 1, 2015 Planning Board meeting, and upon a motion by L. Rudnicki, seconded by D. Kellogg,the Planning Board Approves the Site Plan Review- Waiver and makes a determination that the three (3) on-site parking spaces (including one Handicap space) and that there is adequate on-street parking for the additional nineteen(19)required parking spaces. A vote of 5-0 was made in Favor of the waiver request. CONDITIONS • Three (3) parking spaces will be delineated on-site; one of which to be a handicap space. • The Town Planner will work with the applicant to develop an acceptable landscape plan. • The applicant will go before the Machine Shop Village Neighborhood Conservation Commission for approval of the project as described above. Town of North Andover Planning Department By: Jean E� ght, Interim Town Planner ARCHITECT GREEN APPLE 57-59 WATERSTREET E s 5 12 Et1.IS STREET NQRTH ANDOVEi{,PRA 0 184 TELEPHONE 978 457-1148 PROJECT NAME&ADDRESS DRAWNG LIST DATE GREEN APPLE CAFE T TITLE SHEET 8/23/15 57-59 NORTH ANDOVER, STMA 018 5 TOPOG FITC PLAN a!21115 CLIENT A-0 ARCHITECTURAL SITE PLAN 8/23/15 GREEN APPLE CAFE,LLC A-1 DEMO AND PROPOSED FLOOR PLANS68 SURREY DRIVE $1 3/15 NORTH ANDOVER, 01845 A-2 BUILDING ELEVATIONS8/23115 CONSULTANTS: LOCUS COPYR113WJLWAD 5TNE�ORAWIN08 ARE NOW AND 00 REM.NN TFSOLE PROPERTY OF J.L N ARCISTECT,USEOF.._'¢PIAtS OR ANY FORM OF REPROfXK,THIN OF h93 OE�GN iNYtF+ALE OR IN PARE Wfi'tY)UTEXPRE39WRITTEN CONSENTiLP ORINP R rwos+w.L.LJLrlN��€nrnaroP ' PROSECl1Tt0P1 UNCER IAV+ ' PROJECT NUMBER 4.06 s DATE 8123115 DRAM JLW _ REVISIONS REGISTRATION I REVDESCRIPTION DATE r DEC ARC e y?PY L'��t ��•� a m - a mAsssc�rLwSE'dsa aTITLE SHEET Wdt NO nba PMS 03C e.^an iVR arE. 3.1@CGAPNIC CATTY 8.t2 6 teRe x,AYA E4TMl>hD 8Y 6PS CExOWARx 4 M�vg.D 6I3'r-'.fR MIER SrNt i pEYATCN>•IOC13 ''.,,. 1 amwc C¢T9CR CC(KH�.�c aV5e65) MCRRa'C 1MPIeE 91CP w�ana CC&pTAM CWEAY 9C]C']II'E— 5600' •� 6� IRCII PIN C3 WRy MO:E OG9 dBIE JUNCTW Bmt N SGB EILLibCAt.IRiC11b1 pm' x10+31 a•Or(j[YATON pC �°+ - - REtlATON COMWR A ! rtm rawo PuaeaaY O -7 a Zv- to 1 • 9cs &Malian fNHecre aoClYwc N s6trT1 AG � 9T.cmc. 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