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1600 Osgood Street
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NORTH ANDOVER
NOTICE OF DECISION MASSACHUSETTS
SITE PLAN REVIEW SPECIAL PERMIT This Is to certify Mat twenty(20)days
have elapsed from data of decision,filed_
Any appeal shall be filed without filing ofapn 1l. d01 S
within (20)days after the DidA.Bradshaw
date of filing this notice in JOYONTown Clark
the office of the Town Clerk.
Date: January 6,2015
Public Hearings: September 2,2014;
November 18,2014;January 6,2015
Date of Decision: January 6,2015
Petition of Bradstreet Partners,LLC
28 Andover Street
Andover,MA 0 18 10
Promises Affected: Appm 70 Main Street,Former Bradstreet School
North Andover,MA 01845
Assessor's Map 29, Lot 23
The above petition for a Site Plan Review Special Permit is in accordance with the requirements of the North
Andover Zoning Bylaw, Sections 8.3 and 10.3,and MGL C.40A,Sec.9.
This petition is to allow for the demolition of the existing Bradstreet School building, construction of a new
15-unit residential apartment building,construction of a new two-story commercial building, construction of
a new parking lot, and associated site construction and grading activities. The site is located within the
General Business zone under the Downtown Overlay District. The application was submitted by Bradstreet
Partners LLC., with plans dated August 4, 2014 and revised December 30, 2014, and prepared by JD
LaGrasse&Associates hrc.
After a public hearing given on the above dates,and upon a motion by David Kellogg,seconded by
Lynne Rudnicki,the Planning Board APPROVES the Site Plan Review Special Permit as amended and
with conditions. A vote of 5-0 was made in FAVOR of the application.
gAi4x-
-
On behalf of the Nor rdover Planning Board
John Simons,Chair
Michael Colamoni
David Kellogg
Lore McSherry
ATTEST' Lynne Rudnicki
ATrue Copy Peter Boynton,Associate
7-*--
Town Clerk
1
Town of North Andover
Site Plan Review Special Permit—Bradstreet Redevelopment,appx.70 Main Street
January 6,2015
The Planning Board herein APPROVES the Site Plan Review Special Permit for the demolition of the
existing Bradstreet School building,construction of a new 15-unit residential apartment building,
construction of a new two-story commercial building,construction of a new parking lot,and associated
site construction and grading activities.The application was filed with the Planning Board on August 5,
2014. The public hearing on the above referenced application was opened on September 2, 2014,and
closed on January 6,2015. The applicant submitted a complete application,which was noticed and
reviewed in accordance with Sections 8.3 and 10.3 of the Town of North Andover Zoning Bylaw and
MGL C.40A, Sec.9.
The Planning Board makes the following findings as required by the North Andover Zoning Bylaw,
Sections 8.3 and 10.3.
FINDINGS OF FACT:
1) The specific site is an appropriate location for the project as it is located in the General Business
Zoning District and Downtown Overlay District,and is located on North Andover's main commercial
condor.
2) The project as proposed is consistent with the intent of the Downtown Overlay District to create a
vibrant,mixed use center with a blend of residential and commercial uses.
3) The applicant has demonstrated consideration of vehicular circulation and pedestrian access; the
parking layout will help deter vehicles from`butting through"the parking lot to Saunders Street, and
the design minimizes nuisance and serious hazards to vehicles or pedestrians.
4) Adequate and appropriate facilities will be provided for the proper operation of the proposed use.The
site will use water and sewer provided by the Town of North Andover.
5) The small plaza space fronting Main Street is for the use of a restaurant or eating establishment,
which will improve the vibrancy and street activation on Main Street.
6) The design and aesthetic character of the structures will be consistent with that of the existing
structures in the district, and will adhere to the general design characteristics presented to the
Planning Board.
7) Adequate and appropriate screening in the form of fencing and/or plantings will be in place between
the site and abutting uses.
8) Lighting will be consistent with the character of downtown North Andover,and will be shielded from
disturbing or intruding abutting uses.
9) All signage shall conform to the signage regulations contained within the North Andover Zoning
Bylaw, Section 6,and be consistent with the character of downtown North Andover.
10)The proposed stormwater infrastructure has been independently reviewed and meets the minimum
requirements for Site Plan Review under the North Andover Zoning Bylaw. Post-development
conditions will meet or improve upon pre-development stormwater conditions.
11)This Special Permit Granting Authority makes a specific finding that the use is in harmony with the
general purpose and intent of the Zoning Bylaw.
2
Town of North Andover
Site Plan Review Special Permit—Bradstreet Redevelopment,appx.70 Main Street
January 6,2015
t
Finally, the Planning Board finds that this project generally complies with the Town of North Andover
Zoning Bylaw requirements as listed in Section 8.3,but requires conditions in order to be fully compliant.
The Planning Board hereby grants an approval to the Applicant,provided the following special conditions
are met.
PERMIT DEFINITIONS
1) The "Locus"refers to the approximately 49,000 square foot parcel at approximately 70 Main Street,
referenced on Assessor's Map 29,Lot 23.
2) The "Plans" refer to the plans entitled "70 Main Street", prepared by JD LaGrasse & Associates,
dated August 4,2014 and revised December 30,2014.
3) The `Project" refers to the demolition of the former Bradstreet School, construction of a residential
building, construction of a two-story commercial building, construction of a parking lot, and all
associated grading and development activities.
4) The "Applicant" refers to Bradstreet Partners LLC, the applicant for the Site Plan Review Special
Permit.
5) The "Project Owner" refers to the person or entity holding the fee interest to the title to the Locus,
which can include but is not limited to the Applicant,developer,and/or owner.
SPECIAL CONDITIONS
Upon reaching the above findings, the Planning Board approves this Site Plan Review Special Permit
with the following conditions:
PRIOR TO ISSUANCE OF A BUHAING PERMIT
1) The Plans and this Notice of Decision must be recorded at the Essex North Registry of Deeds. Two
(2)copies of the signed and recorded Plans and Notice of Decision must be delivered to the Planning
Department.
2) A Performance Guarantee bond in the amount of$15,000 shall be posted for the purpose of insuring
that the site is constructed in accordance with the approved plans and that a final as-built plan is
provided.
PRIOR TO THE START OF CONSTRUCTION
3) In consultation with the Town Planner, the Applicant shall designate an independent construction
monitor. The monitor shall read, sign, and return to the Town Planner the Letter of Agreement for
Independent Monitors. The monitor shall make weekly inspections of the project, 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. The monitor must also be
available upon notice to inspect the site accompanying a Planning Department designated official.
4) A construction schedule shall be submitted to the Planning Department for the purposes of tracking
major milestones and general construction.
5) A pre-construction meeting must be held with the developer, contractors, Planning Department,
Applicant, and other applicable representatives to discuss scheduling of inspections and construction
schedule.At this same meeting,the activities for conditions 6 and 7 below may be also conducted.
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Town of North Andover
Site Plan Review Special Permit—Bradstreet Redevelopment,appx.70 Main Street
January 6,2015
6) Yellow"Caution' tape must be placed along the limit of clearing and grading as shown on the plan.
The Planning Department must be contacted prior to any initial cutting and/or clearing on-site.
Existing trees that will remain in the landscaped area are to be marked.
7) All applicable erosion control measures must be in place and reviewed and approved by the Planning
Department.
8) The Applicant shall provide to the Planning Department a construction plan showing stockpiling
areas,equipment laydown areas, site access controls,and site entrance and exit.
9) The Applicant shall provide the Planning Department of evidence of filing and approval of the EPA
General Construction Permit(GCP)for this project.
DURING CONSTRUCTION
10)Any stockpiling of materials must be maintained using all relevant Best Management Practices
(BMPs)including covering of loose stockpiles and/or implementing dust mitigation measures.
l l)The Applicant shall limit vehicular traffic entering or exiting the site via Saunders Street during
construction. Shaker plates or other track-out control measures shall be in place to prevent tracking
dirt off site.
12)It shall be the responsibility of the Applicant to ensure that no erosion from the site of construction
shall occur which will cause the deposition of soil or sediment upon adjacent properties or public
ways, except as normally ancillary to off-site sewer or other off-site construction. Off-site erosion
will be a basis for the Planning Board to make a finding that the project is not in compliance with this
Notice of Decision, and the board shall give the developer written notice of any such finding and
provide ten(10)days to implement corrective actions.
13) 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 construction site.
14)Hours of construction are limited from 7:OOam to S:OOpm Monday through Friday, and 8:OOam to
S:OOpm on Saturdays.
PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY
15)The Applicant must submit a letter from the architect Wand engineer of the project stating that the
building and site layout substantially comply with the approved Plans. Alternatively, the applicant
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 landscaping prior
to use of the building.
16)All slopes must be stabilized with regard to erosion and safety.
17)The lot must be raked, loamed,and seeded, sodded or mulched.
18) The Planning Board reserves the right to review the site after construction is complete and require
additional site screening as it deems necessary and reasonable.
PRIOR TO THE RELEASE OF SECURITY AND/OR ESCROWED FUNDS
19) A final set of as-built plans showing final topography, location of utilities, structures, drainage
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Town Of North Andover
Site Plan Review Special Permit—Bradstreet Redevelopment,appx.70 Main Street
January 6,2015
facilities, and easements must be submitted to the Planning Department. Plans shall show all relevant
site elements including but not limited to stormwater infrastructure, landscaping, building footprints,
impervious and pervious surfaces, sewer and water connections,and other pertinent site features.One
paper copy and one electronic copy (PDF) shall be submitted to the Planning Department. If over 1
year has elapsed from the issuance of the Certificate of Occupancy, the applicant must submit a
second letter from the architect and/or engineer verifying that the on-site conditions still substantially
comply with the approved Plans.
20) The Applicant shall submit to the Planning Board evidence of the functionality and effectiveness of
the stormwater management of the site. The Planning Board may conduct an independent evaluation.
If the Planning Board finds that the site stormwater management is at all ineffective or unsafe, the
Planning Board reserves the right to require the Applicant to implement measures to resolve or
mitigate the finding.
21)The Planning Board must by a majority vote make a finding that the site is in conformance with the
approved plan.
22) The Town Planner shall verify that all Planning, Conservation, Board of Health, and Division of
Public Works requirements are satisfied and that construction was in compliance with all respective
approved plans and conditions.
GENERAL CONDITIONS
23)The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation.
24) Gas, telephone, cable, and electric utilities shall be installed underground as specified by the
respective utility companies.
25)The provisions of this conditional approval shall apply and be binding upon the Applicant, its
employees,and all successors and assigns in interest or control.
26)Any action by a town board, commission, or department which requires changes in the plan or design
of the building, as presented to the Planning Board, may be subject to modification by the Planning
Board.
27)Any revisions shall be submitted to the Town Planner for review; if the revision is deemed
substantial,the Applicant must submit revised plans to the Planning Board for approval.
28) This Site Plan Review Special Permit shall be deemed to have lapsed on January 6, 2015 (two years
from the approval date), exclusive of the time 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 m determined by the Planning Board.
29)The following information shall be deemed part of this decision:
Plans Titled: "70 Main Street"
North Andover,MA 01845
Prepared for: Bradstreet Partners LLC.
28 Andover Street
Andover, MA 01810
5
Town of North Andover
Site Plan Review Special Permit—Bradstreet Redevelopment,appz.70 Main Street
January 6,2015
Prepared by: JD LxGrasse&Associates
One Elm Square
Andover,MA 01810
Scale: P,=20'
Date: August 4,2014 revised December 30,2014
Shcets: lfi
CC: All Town Departments
Applicant
Engineer
Abutters
Assessor
6
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PLANNING DEPARTMENT
Community Development Division
Special Permit— Site Plan Review ApRlication
Please type or print clearly.
1.Petitioner:_Bradstreet Partners, LLC
Petitioner's Address:_28 Andover Street,Andover,MA 01810
Telephone number:_978,475-5400 001
2.owners of the Land:_Town of North Andover
Address:_120 Main Street,North Andover,MA 01810
Number of years of ownership:_100+
3.Year lot was created: unknown
4. Description of Proposed Project:
Demolition of existing dilapidated school building;construction of newts unit residential apartment building;
construction of new two-story commercial building,related site work
5. Description of Premises:_Existing vacant school building in busy downtown business district_
6.Address of Property Being Affected: Known as Bradstreet School,74 Bradstreet Road, located
at approximately 70 Main Street
Zoning District:_Downtown Overlay District,General Business
Assessors Map:_29 Lot#:_23
Registry of Deeds: Book#:82 Page#:88;Book#:124 Page#: 144; Book M 906 Page M 452;
Book#:337 Page#:419
7.Existing Lot:
Lot Area(Sq.Ft): 49,086 Building Height:_40 feet+l-
Street Frontage:_198.62' Side Setbacks:_34.9'142.8'
Front Setback:_114.0' Rear Setback:_82' approx—
Floor Area Ratio: 0.265 Lot Coverage:_0.133
8. Proposed Lot(if applicable):
Lot Area(Sq. Ft):_49,086 Building Height:_35 feet+or-
Street Frontage:_198.62 Side Setbacks:_7'49'
Front Setback:_12'approx. Rear Setback:_13'
Floor Area Ratio: 0.675 Lot Coverage:_0.285
Page 1 of 2
1600 Osgood Street, North Andover, Bidg.20, Suite 2-36 Planning Dept., Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 Web www.townofnorthandover.com
9.Required Lot(as required by Zoning Bylaw):
Lot Area(Sq.Ft):25,000 Building Height:_45'
Street Frontage:_100' Side Setbacks:_10'
Front Setback: 10' Rear Setback:l0'
Floor Area Ratio:_WA Lot Coverage:_35%
10. Existing Building (if applicable):
Ground Floor(Sq.Ft.):_6508 #of Floors:_2
Total Sq. Ft.:_13, Height:
Use:_Vacant School Type of Construction:
11. Proposed Buildings
Building A:Commercial
Ground Floor(Sq. Ft.):_9,035 #of Floors:_2
Total Sq. Ft._18,070 Height:_3416"
Use:_Retail and office- Type of Construction:_Wood Frame
Building B:Apartments
Ground Floor(Sq.Ft.):_51345 If of Floors:_3
Total Sq. Ft._16,035 Height: 39'-7"
Use:_Residential rental Type of Construction:_Wood From
12. Has there been a previous application for a Special Permit from the Planning Board on these premises?No_
13.Section of Zoning Bylaw that Special Permit Is Being Requested18
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 resui a dmissal by the Planning Board of this application as incomplete.
re:
Petitioner's SignatuI 1 1
Print or type name here:_Willard D. Perkins, Manager
Owner's Signature:
Print or type name hen::
15.Please list title of plans and documents you will be attaching to this application. Site Plan Package,Building A
(Commercial) Floor Plans& Elevations, Building B (Residential) Floor Plans&Elevations,Drainage Report
Page 2 of 2
1600 Osgood Street, North Andover, Bldg.20, Suite 2-36 Planning Dept., Massachusetts 01845
Phone 978.688.9535 Fax 978.688.9542 Web w .tovvnofnorthandover.com