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Home My WebLink AboutCorrespondence - 498 CHICKERING ROAD 11/2/2007 TOWN OF NORTH ANDOVER PLANNING BOARD ENGINEERING REVIEW OF SITE PLAN AND SPECIAL PERMIT FOR CONFORMANCE WITH THE TOWN OF NORTH ANDOVER ZONING BYLAW Site Plan Title: Site Plan,Proposed Retail Facility VHB No.: 09280.39 Site Plan Location: 498 Chickering Road,North Andover,MA Applicant: Park Street Redevelopment,LLC,231 Sutton Street,North Andover,MA Applicant's Engineer: Merrimack Engineering Services,66 Park Street,Andover,MA 01810 Plan Date: 11-2-07 Review Date: 12-13-07 2"d Review Date: 1-11-08 3rd Review Date: 1-24-08 The plan was reviewed for conformance to the 1972 Town of North Andover Zoning Bylaw(last amended July 10,2006). The Applicant has submitted the following information for VHB's 3rd review: • Response to comments letter dated January 14,2008, • Buoyancy calculations printed January 14,2008, • Sheet 5 of 5 of Site Plans,dated November 2,2007,revised through January 14,2008. The following comments note non-conformance with specific sections of the Zoning Bylaw or questions/comments on the proposed design and VHB's recommendations/suggestions. Original comments are shown in regular font with follow-up comments in italics. Latest comments are shown in bold. General Comments 7. A"Typical Section with Sidewalk"or Sidewalk detail providing dimensions and materials should be included in the plans. All sidewalks should be compliant with the latest AAB/ADA guidelines (Architectural Access Board/Americans with Disabilities Act). Partially addressed. A Cement Concrete Walk detail has been added to the plans, however the maximum cross-slope should be indicated on the detail. Not addressed. This walk has to be compliant with ADA/AAB standards,therefore the maximum cross-slope should be 2%(see AAB Section 20.10 or ADA Section 1103.4). 11. The"Driveway Ramp"detail is not graphically represented on the Layout Plan. The Applicant should revise the Layout Plan to be graphically consistent with the"Driveway Ramp"detail. Partially addressed. The Driveway Ramp detail has been removed from the plans, however it appears that a One-Way Accessible Ramp detail should be provided for the curb cuts at each driveway. Not addressed. The plans show that the existing driveways will be reconstructed(new 15-foot radius curbing). This will impact the existing ramps,which will therefore also need to be reconstructed. Considering the current layout of the sidewalk,these reconstructed ramps would be one-way. A detail should be provided for one-way ramps that fully complies with ADA/AAB guidelines. Please find attached a sample detail(MassHighway Standard 107.6.0),which may be used for guidance when preparing the one-way accessible ramp detail. 1 Q\Documents and Settings\mippolit\Local Settings\Temporary Internet Files\OLK2\0925039-site-park-chickering-3rdSubmittal.doc - Drainage Comments 22. The ground water elevation should be indicated in the Underground Detention Facility Detail. Comment partially addressed. The designer shall provide the calculations made to assure there are no buoyancy issues in the tank. Addressed. It is recommended that the Applicant provide WRITTEN RESPONSES to the issues and comments contained herein. Reviewed by: Date: Darryl Gallant,P.E. Civil Reviewer Reviewed by: Date: Timothy B.McIntosh,P.E. Project Manager—Highway and Municipal 2 C:\Documents and Settings\mippolit\Local Settings\Temporary Inteknet Files\OLK2\0928039-site-park-chickering-3rdSubmittal.doc F OORTFI -- - �� LED ,646�,00 Noah Andover Planning Board ® ; Meeting Date:,y _ 4y Agenda oc.uc ew¢n �' P SSAC PLANNING DEPARTMENT Community Development Division AGENDA ITEM #8 TO: Planning Board FROM: Lincoln Daley, Town Planner - -- - RE: Park Street Development LLC,498 Chickering Road,Map 71,Parcel 26. Site Plan -Review Special Permit to raze/-r--emove-existing structures associated with a.gasoline and automobile service station and construct a 5,042 s.f.retail facility(three tenants),29 parking spaces, drive-through facility, and associated grading and landscape work. DATE: November 29,2007 Proposal: The applicant,Park Street Development LLC.,is seeking a Site Plan Special Permit to raze the existing structures associated with the former gas and automotive service station and construct a 5,042 s.f. retail building,drive-through°facility,29 parking space, extensive grading and landscaping, and lighting plan.The proposed project consists of the redevelopment of.an existing commercial site located on Assessor's Map 71, Parcel 26 containing approximately 31,425 s.£,. The project area lies in the General Business District with an abutting Residential 4 Zone District at the rear of the property. The project contains approximately 124.05 linear feet of frontage on Park Street,251.12 linear feet of frontage on Chickering-Road(State Highway),and 158.42 linear feet on Franklin Street. Background: ➢ This is the 1St Public Hearing for the Application. The applicant submitted their application and plans to independent review consultant,VHB. VHB is currently reviewing said application. Below please find my review of the following plans submitted to this Department: Plan titled: Site Permit Plan Proposed Retail Facility Plan of Land in North Andover,Massachusetts Prepared for: Park Street Redevelopment,LLC 231 Sutton Street—Suite 1B North Andover,MA Prepared by: Merrimack Engineering Services 66 Park Street Andover,MA 01810 Scale: F"=20' Date: November 2,2007 Sheets: 1 -5 Report titled: Proposed Retail Facility Project Drainage Report Prepared for: Park Street Redevelopment,LLC 231 Sutton Street—Suite 1B North Andover,MA Prepared by: Merrimack Engineering Services 66 Park Street Andover,MA 01810 Date: November 2,2007 Report titled: 498 Chickering Road-Site Plan Review Application Prepared by: Park Street Redevelopment, LLC 231 Sutton Street—Suite 1B North Andover,MA SITE PLAN SPECIAL PERMIT REVIEW i. NORTH ARROW/LOCATION MAP: This has been provided on the plan. No Response Needed. ii. SURVEY OF LOT/PARCEL: .The parcel area is displayed on the plan, titled"Site Permit Plan Proposed Retail Facility, Plan of Land in North Andover, Massachusetts", sheet 2, prepared by Stephen Stapinski,P.E.,P.L.S. and dated November 2, 2007. No Response Needed. iii. NAME/DECRIPTION OF PROjEC T: This has been provided in the title block of the plan labeled "Site Permit Plan Proposed Retail Facility, Plan of Land 'in .North Andover, Massachusetts", and a review of the project is described within the Site Plan Review Application. (Refer Site Plan Review Application,November 2, 2007). No Response Needed. iv. EASEMENTS/LEGAL CONDITIONS: No drainage or legal easements on shown on the survey plan or,project plan. The applicant should clarify if any easements exist or planned for the proj ect. V. TOPOGRAPHY: This has been provided on the site plan at two-foot intervals and various spot grades. No Response Needed. vi. ZONING INFORMATION: A zoning chart has been included on the Plans submitted located on Sheet 1. The application indicates that the site is located within the General Business zoning district. No Response Needed. Vii. STORMWATER DRAINAGE: A stormwater analysis for the pre- and post-development conditions for the site has been performed by the applicant and is currently being reviewed by the independent review consultant. Planning Staff, DPW, and VHB will continue to work with the applicant to resolve drainage and stormwater management concerns involving the project. viii. BUILDING LOCATION: The location of the existing and proposed structures for the project is correctly shown on the submitted plan set. No Response Needed. ix. BUILDING ELEVATION: The applicant provided an architectural rendering (Sheet A2.1) from all 4 vantage points. The architectural theme is generally consistent to that of the retail plaza directly across the street. The fagade is broken up by the inclusion of dormers varying heights of the roofline. The proposed side will be comprised of vinyl with (heritage cream)and cultured stone base. The X. LOCATION OF PARKING/WALKWAYS: The applicant is proposing 29 total parking spaces (27 parking spaces and 2 handicapped) related to the 5,042 s.f.building. 1. The applicant should receive written verification from the Inspector of Buildings to determine if the application meets the off street parking requirements listed in Section 8.1 of the Zoning Bylaw and ADA compliance. 2. The applicant should explain the parking design relating to employee parking. It would appear that the layout of the employee parking was based on meeting the requirements of the bylaw and does not take into consideration proper access/egress or line of sight. 3. The applicant should explain the need for the 25' x 9' parking space located at the northeastern portion of the project area. More specifically, will this space present any access or egress issues around the site. 4. The location of the pedestrian 5 foot walkways are located correctly in front of the building. xi. LOCATION OF WETLANDS/NOTICE OF INTENT: No wetlands exist on the site.As such,the applicant will not be required to file with the Conservation Commission for a Notice of Intent. No Response Needed. xii. LOCATION OF WALLS/SIGNS: Not Addressed The applicant will be required to submit a signage plan that complies with Section 6 of the Zoning Bylaw. It is recommended that the applicant submit a signage plan to the Inspector of Buildings for review and comment. xiii. LOCATION OF ROADWAYS/DRIVES: Access to-the site will be from the 2 existing curbcuts off of Chickering Road Road. The aisle width varies around the entire site f om 25'to 14'. Most concerning is the aisle width associated with the drive-through lane and drive-through facility. It would appear that there is insufficient width to allow emergency vehicles to access the entire site. The project is currently being review by emergency services and the Fire Department. xiv. OUTDOOR STORAGE/DISPLAY AREAS: N/A xv. LANDSCAPING PLAN: The proposed landscape plan generally complies with the Section 8.4 Screening and Landscaping Requirements for Off-Street Commercial and Industrial Districts. xvi. REFUSE AREAS: The applicant is proposing two enclosed dumpsters on the southwest corner of the project area in close proximity to the proposed drive-through land and facility. The applicant should explain if the location of the dumpster will present access issues around the site. In addition, the Planning Board should establish hours for removal given their proximity to residential homes. xvii. LIGHTING FACILITIES: Not Addressed The applicant will be required to provide a lighting plan that complies with the Zoning Bylaw. xviii. DRAINAGE BASIN STUDY: A stormwater analysis for the pre- and post-development conditions for the site has been performed and is included as part of the application submittal. The outside review consultant is currently reviewing the drainage and stormwater management report. TRAFFIC IMPACT STUDY. Not Addressed. The applicant will be required to provide a traffic plan that complies with the Zoning Bylaw. xix. EROSION CONTROLS: Not Addressed, The applicant will be required to provide details relating to the erosion control plan. xx. COMMONWEALTH REVIEW: The applicant is requesting a waiver from this requirement. xxi. UTILITIES: The site will be serviced by municipal services.No Response Needed. xxii. FISCAL IMPACT: The applicant is requesting a waiver from this requirement. xxiii. COMMUNITY IMPACT: The applicant is requesting a waiver from this requirement. RECOMMENDATIONS: Planning Staff recommends continuing the application to the December 18, 2007 Planning Board meeting to allow the applicant to address Staff,VHB, and Planning Board comments and recommendations. 12/04/2007 14:52 976493YIUI Park Street Development, LLC dl i 231 Sutton St., Suite 1A North Andover, MA 01845 978-687-6200 office 978-682-6473 fax Memo To: North Andover Planning Board From'. Park Street Redevelopment, LLC Re: 498 Chickering Road, Map 71 Parcel 26 Site Plan Review Special permit to raze and remove existing structure, formerly a Mobil Gas Station, and to construct 5,042 SF of retail space Date: December 4,2007 We are in receipt of comments prepared by Lincoln Daley, Town Planner, addressed to the North Andover Planning Board dated 11/29/07 concerning this development and are responding to some of the open items, for which he believes that additional information is needed. Site Plan Special Permit Review: IV. Easements/Legal Conditions:There are no existing easements, nor are any easements planned for this project. VII. Stormwater Drainage:As suggested by Mr. Daley, the Applicant will wait for review and comments from the DPW,the Planning Staff, and VHB before addressing this item. IX. Building Elevations: The project architect, Richard Landry, will be in attendance at the meeting to discuss the architectural theme in greater detail. XIII. Location of Roadways and Driveways,The project engineer, Merrimack Engineering Services, has spoken to Andrew Melnikas, Fire Department representative, concerning this item. He indicated that so long as the building is sprinktered and alarmed, he sees nothing out of the ordinary with the plan as proposed and will forward such written response in time for the December 4'" Planning Board public hearing. XVIII. Lighting Facility:The Applicant has not asked to waive any portion of the zoning bylaw related to lighting. The project architect will discuss this in further detail at the public hearing and will modify the plan in accordance with the requirements of the Planning Board. XVIII. Erosion Controls: The project engineer will add erosion control devices to the plan. Thank you for your consideration of this project. TOWN OF NORTH ANDOVER DIVISION OF PUBLIC WORKS 384 OSGOOD STREET NORTH ANDOVER, MASSACHUSETTS 01845-2909 J. WILLIAM HMURCIAK,DIRECTOR, P.E. &Sewer- ( Timothy J. Willett F NORTH Telephone (978) 685-0950 ffate' r� 2o�t,eo ^a,,"o Fax 688-9573 F _ A 978) Distribution Superintendent pp�AAT[o IP�`y.(JY December 11, 2007 ��SSACHUSE� Lincoln Daley Town Planner 1600 Osgood Street North Andover, MA 01845 RE: Proposed Retail Facility 498 Chickering Road Dear Mr. Daley: I have reviewed the above referenced plan and have the following comments. 1. The existing 2"brass service cannot be re-used. A new copper line should be installed from the main line in Park Street for the domestic service. The existing brass line must be abandoned at the corporation valve in Park Street. 2. Sewer mitigation fees shall apply to all units. 3. The proposed connection to the existing drainage system in Route 125 requires approval and a street opening permit from Mass Highway. Very truly yours, Timothy J. Willett Water& Sewer Superintendent Page 1 of 2 Ippolito, Mary From: Daley, Lincoln Sent: Wednesday, December 12, 2007 2:02 PM To: 'MERRENG @aol.com' "� Cc: Brown, Gerald; Ippolito, Mary; 'Brian Darcy' Subject: 498 Chickering Road Steve: Attached please find the preliminary comments from Tim Willett, DPW. I will forward any/all comment from V.HB upon receipt later this week. In addition, you should contact Gerry Brown, Inspector of buildings regarding providing sufficient parking for all proposed uses. I've attached a previously approved site plan that includes a donut shop and drive through facility to illustrate past practices/requirements for calculating parking spots. Please contact me if you have any questions. Lincoln -----Original Message----- From: Daley, Lincoln Sent: Wednesday, December 12, 2007 11:46 AM To: 'Brian Darcy' Cc: Brown, Gerald Subject: RE: 498 Chickering Road Brian: Regarding the project, how many seats are being proposed for the donut shop?The reason being is that if we follow recent past practices(Dunkin Donut shop and gas station, 1503 Osgood Street)then the proposal is deficient in parking. The donut shop would require 1 space per 2 seats or 15 per 1,000 GFA (whichever is greater). The proposal currently lists the entire site as retail. I would strongly recommend that you speak with Gerry Brown, Inspector of Buildings for a parking determination as stated in my first review. Otherwise, you may have to go before the ZBA for relief of the parking requirements. Lincoln From: Brian Darcy [mailto:bdarcy @northpointllc.com] Sent: Tuesday, December 11, 2007 8:03 AM To: Daley, Lincoln Subject: 498 Chickering Road 12/12/2007 Page 2 of 2 Hi Lincoln, I hope you are enjoying the snow. I am just checking in to see if you have heard anything from any of the Town Departments, such as DPW, or VHB. Sorry to be a nag. Have a great day! Brian 12/12/2007 Ippolito, Mary From: Daley, Lincoln Sent: Monday, December 17, 2007 9:04 AM To: 'Brian Darcy Cc: Ippolito, Mary 107 DEC 2 3 H 2: '3"' Subject: RE: 498 Chickering Road RT Brian: The email will be fine. Thank you. We'll be in contact. -----Original Message----- From: Brian Darcy [mailto:bdarcy@northpointllc.com] Sent: Monday, December 17, 2007 8:47 AM To: Daley, Lincoln Subject: 498 Chickering Road Hi Lincoln, Happy Monday. We would like to continue the public hearing until the January 15, 2008 meeting. Is this email acceptable for the request, or do you need something more formal? Thank you, Brian Ippolito, Marry From: Daley, Lincoln Sent: Monday, December 17, 2007 9:04 AM To: 'Brian Darcy' DEC I 3 Cc: lopolito, Mary Subject: RE: 498 Chickering Road Brian: The email will be fine. Thank you. We'll be in contact. -----Original Message----- From: Brian Darcy [mailto:bdarcy@northpointllc.com] Sent: Monday, December 17, 2007 8:47 AM To: Daley, Lincoln Subject: 498 Chickering Road Hi Lincoln, Happy Monday. We would like to continue the public hearing until the January 15, 2008 meeting. Is this email acceptable for the request, or do you need something more formal? Thank you, Brian C� o d w N d N O H 0 CD CD rA 1. o c��D �•CD O C" CAD CL n ° 4. p 0 ° CD D• AS J " 0 CD Q CD ° '❑ u ❑ ® E-1 o CD O .0 CD;D o", " .�`s b uCDi � Ci4 r+ � o co b ° r:r' CD 0 x CD ❑ ❑ ❑ ❑ ❑ ❑ o n CD t7 CD 0 ° ¢ y 0 t� CD ° O CD Q� 7El El ❑ El ED g �• > (D� O a. o O CD 14, p �3 ~d � CD o y N � b �C R l(D rt � 0 y H �o O oo :d Q O?o p p. (Oj CL(IQ CD tz � C N 0 O W 00 tlt CD CD 0 CD n-r CD fv w 0. pj p Uq C d O L/1 CD CD CD c� �d z ❑ �"q ❑ ❑. ❑l W ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ a CD ro � ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ y . �-o oo J µ. � r•�x M 3 Mr. Lincoln Daley Town Planner RECEIVED Town of North Andover MAR 1 ?O09 600 Osgood Street . North Andover, MA 01845 PLANNING N�I t�iVt� V R ®EPAR'fMENT Mr. Daley: The decision for 498 Chickering Road has been stamped and recorded. I have enclosed a copy of the recorded decision and a set of mylars with a signature block, for final signoff by the Planning Board. Please let me know if you have any questions or concerns. Again, it has been a pleasure working with you through this process and we look forward to working together throughout the construction of this exciting project. Sincerely, A� Brian Darcy Manager Park Street Redevelopment, LLC