HomeMy WebLinkAboutApplication - 498 CHICKERING ROAD 2/27/2012 MERRIMACK ENGINEERING SERVICES, INC,
PROFESSIONAL ENGINEERS LAND SURVEYORS PLANNERS
66 PARK STREET• ANDOVER,MA 01810• (978)475-3555,373-5721 • FAX(978)475-1448• E-MAIL info @merrimackengineering.com
February 27, 2012
Ms Judith M Tymon, AICP
Town Planner
Town of North Andover
1600 Osgood Street
No Andover, Ma 01845
RE: Application for Site Approval
Lowell Five
498 Chickering Road
North Andover, MA
Dear Ms Tymon:
Please find enclosed a completed application,memorandum of the project, filing fees and
documents, site civil engineering, sign, landscape architecture and building architecture
plans, drainage calculations and deed(with Use Restriction for the site) of the proposed
redevelopment of the Mobil gasoline station into a branch bank for the Lowell Five.
As you are aware, the Planning Board previously approved, in 2008, the redevelopment of
the site into a 5,042 square foot retail plaza with a drive thru for a coffee shop (Starbucks)
on a 31,425 square foot lot. Those plans were not able to be implemented due to various
constraints brought about by the recent economic slowdown
Since that time the owner of the lot has been able to acquire an adjacent 5,334 square foot
lot bringing the new development parcel size to 36,759 square feet, on which he is now
proposing to construct a 3,159 square foot bank with drive thru lanes. This current proposal
will reduce the total amount of impervious area on the site, increase the amount of
landscaping on site, improve the aesthetics of the area neighborhood,reduce the number of
curb cuts to the adjacent streets, and create a use with greater taxable revenue for the Town
without impairing municipal services.
As I have made you aware,the site is subject to a Sensitive Use Restriction(copy with
application) which limits the use of the site. The restriction also limits the methodology for
underground development and provides certain standards that inhibit the use of certain
underground construction facilities that might be normally associated with a new site or
redeveloped site proposal. The proposed site development plan is in harmony with that use
restriction as well as the zoning and other development regulations of the Town of North
Andover, without variance.
Ms Judith M Tymon, AICP
Town Planner
February 27, 2012
Page 2
I appreciate all of your consideration and ask that you review the enclosed documents and
feel free to contact me should you have questions or comments. The entire development
team, the applicant and owner all look forward to working with you on this project.
Very t y yours
ME A N ING SERVICES
Ste t s S
Pres'dent
Enclosure
MERRIMACK ENGINEERING SERVICES,INC.
66 PARK STREET•ANDOVER,MASSACHUSETTS 01810
RECEIVED
t%ORTH TOWN C E RK¢S OFFICE
O
i4 x AH10% 05
TOWN OF
go%K A4400VER
MAS, ADHUSETTS
PLANNING DEPARTMENT
Community Development Division
Special Permit- Site Plan Review Application
Please type or print clearly.
1. Petitioner: LQV�ELI- r(\/15
Petitioner's Address:-.-
Telephone number: fl)
2.Owners of the Land: /.V--V-
Address: 0�7, V k..i 5 L)%MF I t'� V-J0
Number of years of ownership:
3.Year lot was created: 'k k
4. Description of Proposed Project:
co weTiz-OCTIG AV--
OP')
5. Description of Premises: 3L. JGl1 I;u,.v4 k-AAA &re-k 4A1qcev14 +o my- ;xizec-T,
-STItc-e-1 � Ck4ke�-�Q-W6
6.Address of Property Being Affected: Ag& C,1kkC-V-%m\Va& j?441>
Zoning District: 1?-,0S-10SCE (-61 5�
Assessors Map: Lot#:
Registry of Deeds: Book#: a]I- Page#: 2i 1;
7.Existing Lot:
Lot Area(Sq.Ft): "25(o,'IS5 Building Height:— 'ZeAv5(
Street Frontage: 1,c?1�T"S'/17A o;;,/ , Side Setbacks: 4W ,0
Front Setback:Zf,,:11 t-7q.q, ",V5') Rear Setback: "ovie
Floor Area Ratio:-kto�1�5 9 Lot Coverage: 3 4 G 11
8. Proposed Lot(if applicable):
Lot Area(Sq.Ft): Building Height:
Street Frontage: Side Setbacks:
Front Setback: Rear Setback:
Floor Area Ratio: Lot Coverage:
Page 4 of 6
1600 Osgood Street,North Andover,Bldg.20,Suite 2-36 Planning Dept.,Massachusetts 01845
Phone 978.688.9535 Fox 978.688.9542 Web www.townofnorthandover.com
9.Required Lot(as required by Zoning Bylaw):
Lot Area(Sq.Ft): 'Z6,006 Building Height: j
Street Frontage: i 24` Side Setbacks: 2
Front Setback: Zvi ' Rear Setback:
Floor Area Ratio: P t Lot Coverage: —7 `o
10. Existing Building(if applicable): Oq t=t'
Ground Floor(Sq.Ft.): #of Floors: i Gtiu. 44 Y t PL¢
Total Sq. Ft.: Height: 1 � - V 44\'c,F 11;'k 4'
Use: GA�� �iTATko tJ Type of Construction: t;5 Ity G h-\1 Pk C>�5.
v � `1Z0 c Z kt,iz
11. Proposed Building: W za!i (A-T
Ground Floor(Sq.Ft.): #of Floors: Woop
Total Sq.Ft. `7--7 1 ti5 Height: -LA., SGT
Use: Vp Type of Construction: 1n/oor2 4 L
12. Has there been a previous application for a Special Permit from the Planning Board on these premises?
� tg� _If so,when and for what type of construction? �I phi -, c,i:�ty�-�
13.Section of Zoning Bylaw that Special Permit Is Being
Requested 1� Pl.� Jlr �l
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
Regulations may result in a dismissal by the Plianning r and of this application as incomplete.
Petitioner's Signature: �i c, l� �-•d.
Print or type name here:
Owner's Signature:
Print or type name here: l,u y S hk i'--J\Cu C-C-
15. Please list title of plans and documents you will be attaching to this application.
1-M Vii5 efk\-c ?LAP
LfCI
6j 4;1W0v1C
Page 5 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
Enright, Jean
From: David Wallace [DWallace @Lowelifive.com)
Sent: Tuesday, March 06, 2012 12:12 PM
To: 'MERRENG @aol.com'
Subject: RE: No Andover
Steve:
Please accept this note as authorization to sign my name on my behalf on the application for the North Andover site
approval.
Thank you.
David E.Wallace I President and CFO
The Lowell Five Cent Savings Bank I One Merrimack Plaza I Lowell, MA 01852
p:978.441.6449 If:978.441.6457 1 www.lowelifive.com
From: MERRENG(daol.com jmailtoVERRENG(alaol.com]
Sent: Tuesday, March 06, 2012 12:06 PM
To: David Wallace
Subject: No Andover
Dave
Can you send me an email giving me permission to sign the application for site approval on your behalf(I know you
already sent one but I can't find it in my system and the Town has requested that of me)
Thanks
Stephen E. Stapinski
Merrimack Engineering Services
66 Park Street
Andover, MA 01810
(978) 475-3555
(978)475-1448 FAX
merreng(a)aol.com
1
Abutter to Abutter( ) Building Dept. ( ) Conservation ( X ) Zoning ( )
REQUIREMENT: MGL 40A,Section 11 states in part Tartles in Interest as used in this chapter shall mean the petitioner,
abutters,owners of land directly oppositeon any public or private way,and abutters to abutters within
three hundred(300)feet of the property line of the petitioner as they appear on the most recent applicable
tax list,not withstanding that the land of any such owner is located in another city or town,the planning
board of the city or town,and the planning board of every abutting city or town'
Subject Pronerty:
MAP PARCEL Owner Name Address
71 26 Park Street Redevelopment,LLC 231 Sutton Street 1-B,North Andover,MA 01845
Abutters Properties Property Address:498 Chickering Road,North Andover,MA 01845
Map Parcel Name Address
57 1 William Richards 39 Russell Street,Stoneham,MA 02180
57 6 Kenneth Raciot 450 Main Street,North Andover,MA 01845
57 7 Michael Pietrowskl 460 Main Street,North Andover,MA 01845
57 8 Christopher Lembo 470 Main Street,North Andover,MA 01845
70 13&22 Town of North Andover 120 Main Street,North Andover,MA 01845
70 22-181& 22-183 James Vitas 733 Turnpike Street,North Andover,MA 01845
70 43 Albert Taylor 60 Russel Street,North Andover,MA 01845
70 46 Gacioch Realty Trust 56 Russel Street,North Andover,MA 01845
70 47 Harry Bunnell 66 Russel Street,North Andover,MA 01845
70 48 Brian Beasley 68 Russel Street,North Andover,MA 01845
70 49 Claire Lynch 74 Russel Street,North Andover,MA 01845
71 1 Robert Levy 532 Chickering Road,North Andover,MA 01845
71 2 Frances Dionne 6 Alien Street,North Andover,MA 01845
71 3 George Schruender 73 Chickering Road,North Andover,MA 01845
71 5 Anthony Kurycki 65 Russel Street,North Andover,MA 01845
71 8 Timothy Last 4 Allen Street,North Andover,MA 01845
71 12 Allison Chapman 39 Franklin Street,North Andover,MA 01845
71 15 Pauline Lu 40 Sunset Roack Road,Andover,MA 01810
71 16 Town of North Andover 120 Main Street,North Andover,MA 01845
71 24 Islington Street,LLC 231 Sutton Street 1 B,North Andover,MA 01845
71 25&27 S&N Realty,LLC 29 North Broadway,Salem NH 03079
71 28 Kevin Fennessy 47 Park Street,North Andover,MA 01845
71 30&44 Rita Minicucci Family Trust 522 Main Street,North Andover,MA 01845
71 33&47 Chickering Properties,LLC 231 Sutton Street,North Andover,MA 01845
71 38 Twin Corners,LLC 483 Chickering Road,North Andover,MA 01845
71 41 VFW Post 2104 32 Park Street,North Andover,MA 01845
This certifies that the names appearing on the
records of the Assessors ffice as of
Certified by, Date Z
Site Plan Review Memorandum
Lowell Five-498 Chickering Road
No Andover,Mass
January 20, 2012
The site of the proposed redevelopment is 36,759 sq ft in size, currently occupied by a
shuttered gasoline station with canopy and accessories to support the filling station use as
well as a garage and barn. There is a driveway to the garage and barn leading into the site
from Franklin Street and to the gasoline station from Park Street and two driveways
leading into the site from Chickering Road. The site is serviced with Town water and
sewer. There is 24,594 sq ft of impervious area currently existing on the site. The
gasoline station site is subject to a Sensitive Use restriction limiting the development
potential and methodology of development of the site. There are no historic building
located on the property nor are there any wetlands or other protected resources on or
within 100' of the site.
Under the redevelopment plan, the Franklin Street and Park Street driveways will be
removed and the Chickering Road driveways will remain (although they will be rebuilt
to be smaller to conform to the current zoning requirements for driveways). The site
improvements will be demolished and replaced with a 3,159 sq ft bank with three drive
up lanes and 26 parking spaces. The new development will be serviced with Town water
and sewer service. The new development will have 22,805 square feet of impervious
area, a reduction of 7.2% of impervious area from the current use of the property.
The site is zoned General Business which permits a bank with accessory uses and
therefore the proposed redevelopment is an appropriate use of the land. Because of the
reduction in impervious area(and as such increase in landscaped area) there is no
overcrowding of the land given that 35% lot coverage is permitted under zoning and the
proposal is for 8.59% coverage of the lot with a building. Because the buildings on site
are not historic and are currently vacant, without use, the building and use proposed will
increase the value of the land and buildings on the site, and the proposed use will have
less traffic congestion that what would be occurring with a gasoline station use. The use
will not cause an undue concentration of population as there is no residential component
associated with the development.
The site design provides for adequate light and air as 37.96% of the site will be
landscaped open space. The bank use is less hazardous than a gasoline filling station so
there is a reduction in fire and safety hazard with this proposed development. There is no
public land adjacent to this site and the building demands on utilities will be similar to the
demands of the filling station with public restroom so there is no negative impact of the
redevelopment on town services, open space, parks or other public facilities. Further,
since there are no wetlands or water bodies on the site or in the immediate area, and the
site is not in an established flood plain or hazard area, there are no negative impacts on
those areas caused by the redevelopment. There will be no demand on Town Amenities
caused by the proposed bank development.
The specific site is an allowed use under the zoning by law and as such it is an
appropriate use for a proposed bank.
Because of the intensity of landscaping on the lot there will be no negative or adverse
impacts caused by the proposed development on the neighborhood.
Due to the reduction in the number of driveways, there will be no nuisance or serious
hazard to vehicles or pedestrians resulting from the proposed development
The site is designed for adequate pedestrian and vehicle circulation and effective use of
the building, with adequate signage an a building conforming to all building codes.
The Special Permit Granting Authority, given the proposed use and plan for
redevelopment of the site, is requested to make a finding that the proposed development
is in harmony with the general purpose and intent of the Town bylaws.
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DJKDermot J. Kelly Associates, Inc.
Traffic Engineering/Transportation Planning
280 Main Street, Suite 204
North Reading, MA 01864-1300
Office: 978-664-2205
MEMORANDUM
TO: Craig A. Fishman, Vice President FROM: Dermot J. Kelly, PE, PTOE
NES Group DJK Associates, Inc.
905 S Main Street, Suite 201 280 Main St., Ste. 204
Mansfield, MA 02048 North Reading, MA 01864
SUBJECT: Traffic Impact Analysis REF: 760-2 w APR.
Proposed LOWELLFIVE Drive-In Banka ?�
498 Chickerin Rd Route 125/133), DERMeOTJOHN
g oa ( ) KELLY s.
North Andover, MA UVIL
DATE: February 27, 20 -_yam may" A
INTRODUCTION
DJK Associates, Inc. has conducted a Traffic Impact Analysis for the proposed 3,158 square
foot (SF) LOWELLFIVE Drive-In Bank to be located at 498 Chickering Road (Route 125/133)
between Park Street and Franklin Street in North Andover, Massachusetts.
Currently, the proposed Bank would also contain three drive through lanes with a one-way traffic
circulation pattern counterclockwise around the building to maximize on site queuing. Access to
and egress from the site would consist of a two way driveway located at the northern end of the
parcel and a one-way exit located at the southern end of the site. Twenty-six parking spaces
would be provided on-site.
SITE-GENERATED TRAFFIC VOLUMES
Trip generation rates for Drive-In Bank land uses are published by the Institute of Transportation
Engineers (ITE) in Trip Generation'. ITE provides peak hour and daily trip rates for a variety of
land uses. The ITE trip generation rates were applied to the previous land use (Mobile Gas
Station), the previous proposed land uses (Starbucks and Specialty Retail) and the current
proposed Drive-In Bank. The vehicle-trip generation characteristics for the various land use are
summarized below in Table 1.
Trip Generation, Seventh Edition, Institute of Transportation Engineers;Washington, D.C.,2008.
760-Mem2.doc;2/28/12
DJKDermot J. Kelly Associates, Inc.
Traffic Engineering/Transportation Planning
Craig A. Fishman, Vice President
February 27, 2012
Page 2
TABLE 1
VEHICLE-TRIP GENERATION SUMMARY
Previous Mobile Previous Current Net Net
Gas Station Proposed Proposed Impact Impact
8-Vehicle Starbucks and LOWELLFIVE Compared Compared to
Time Period/ Fueling Specialty Retail Drive-In Bank to Previous Previous
Direction of Travel Positions a 4,849 SF b 3,158 SF c Use Proposed Use
Weekday Morning
Peak Hour
Entering (vph)d 48 49 22 -26 -27
Exiting (vph) 48 47 17 -31 -30
Total (vph) 96 96 39 -57 -57
Weekday Evening
Peak Hour
Entering (vph) 55 45 41 -14 -4
Exiting(vph) 55 46 41 -14 -5
Total (vph) 110 91 82 -28 -9
Average Weekday
Entering (vpd)a 674 528 234 -440 -294
Exiting (vpd) 674 528 234 -440 -294
Total (vpd) 1,348 1,056 468 -880 -588
a Source: Institute of Transportation Engineers (ITE) Trip Generation, 7,h Edition, 2003, Land Use Code #944 Gasoline/Service
Station trip rates for 8-Vehicle Fueling Positions.
b Source: Institute of Transportation Engineers(ITE) Trip Generation,7`h Edition,2003, Land Use Code#934 Fast-Food Restaurant
with Drive-Through Window at 1,789 SF of Gross Floor Space plus Land Use Code#814 Specialty Retail Center at 3,060 SF of
Gross Floor Space.
c Source: Institute of Transportation Engineers(ITE) Trip Generation,7`h Edition,2008, Land Use Code#912 Drive-In Bank at 3,158
SF of Gross Floor Space.
d vph=vehicle-trips per hour.
e vpd=vehicle-trips per day.
It is anticipated that the proposed redevelopment project would generate 468 vehicle-trips per
weekday. This daily volume would be split evenly with 234 vehicle-trips entering and 234
vehicle-trips exiting the site over the course of the entire 24-hour day. More importantly, during
the weekday morning peak hour, it is anticipated that an average of 39 vehicle-trips per hour
(vph) would be generated, 22 vph entering and 17 vph exiting. Similarly, during the evening
peak hour the proposed Drive-In Bank would generate 82 vph, 41 vph entering and 41 vph
exiting the development project during the peak 60-minute period.
It should be noted that the proposed redevelopment would generate 880 vehicle-trips per day
less than the previous gas station. During the morning peak hour the proposed Drive-In Bank
would generate 57 vph less than the previous gas station. Similarly, during the evening peak
760-Mem2.doc;2/28/12
DJKDermot J. Kelly Associates, Inc.
Traffic Engineering/Transportation Planning
Craig A. Fishman, Vice President
February 27, 2012
Page 3
hour the proposed redevelopment project would generate 28 vph less than the previous gas
station.
MITIGATION MEASURES
The final phase of the analysis process is to identify the mitigation measures necessary to
minimize the traffic-related impacts of the project on the adjacent transportation system. The
proponent has committed to implement all mitigation measures listed below, assuming all
permits and approvals are obtained to construct the proposed project as well as all necessary
permits and approvals to implement such mitigation and the project proponent proceeding to
construction of the project:
o The two-way Site Drive is suggested to consist of a minimum 24-foot wide cross section
with one 12-foot wide lane for entering traffic and one 12-foot wide lane for exiting traffic.
Similarly, the one-way exit driveway is suggested to consist of a minimum 24-foot wide
cross section with two 12-foot wide lanes for exiting traffic. Intersection corner radii are
suggested to be 5-to 30-foot radius.
o Egress movements from the Proposed Site Drives are suggested to be placed under
Stop sign control with a painted stop line behind the raised sidewalk. At the two-way
driveway a double yellow center line should be provided along the first 20 to 30 feet of
the driveway separating opposing traffic movements. At the one-way driveway, a single
white lane line should be provided along the first 20 to 30 feet of the driveway separating
right-turning traffic from left-turning traffic. Overhead street lighting at the intersection of
the Proposed Site Drives are suggested to be considered.
o One-way and Do Not Enter signs should be appropriately placed throughout the site and
at the one-way driveway.
o To enhance the overall sight distance at the intersection of the proposed driveways with
Chickering Road, it is recommended that roadside vegetation and topographic ground
elevations adjacent to the access/egress driveways and across the project parcel
frontage be maintained such that sufficient safety sight lines are provided in both
directions throughout the life of the project. This triangular area across the project parcel
frontage should extend 20 feet back from the existing edge of the roadway representing
an existing vehicle and extend 425 feet along Chickering Road representing an
approaching vehicle from the east and west. It should be noted that the 20-foot distance
into the Site Drive exceeds the normal position of a driver's eye, which is generally 8 feet
or less from the front of the vehicle. Furthermore, the 425 feet along Chickering Road
represents adequate sight distance for a speed of 50 mph.
760-Mem2.doc;2/28/12
DJKDermot J. Kelly Associates, Inc.
Traffic Engineering/Transportation Planning
Craig A. Fishman, Vice President
February 27, 2012
Page 4
SUMMARY/CONCLUSION
It should be noted that the proposed redevelopment of the former Mobile Gas Station
would generate 880 vehicle-trips per day less than the previous gas station. During the
morning peak hour, the proposed redevelopment project would generate 57 vehicle-trips
per hour less than the previous gas station. Similarly, during the evening peak hour the
proposed redevelopment project would generate 28 vehicle-trips per hour less than the
previous gas station.
760-Mem2.doc;2/28/12