HomeMy WebLinkAboutDecision - 350 HOLT ROAD 5/14/2007 C E I V
j. Town of North Andovei""'
Office of the Planning Dep"pit
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Community Development and Services DivisV.ion
1600 Osgood Street
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North Andover, Massachusetts 0AW11'51 A
NOTICE OF DECISION
Any appeal shall be filed 1-0--19!---2 F'j-gl46 C-31301-
within (20) days after the
date of filing this notice in
the office of the Town Clerk.
Date: May 14, 2007
Date of Hearing: 4/17/07 & 5/1/07
Date of Decision: May 1, 2007
Petition of: Holt Road Realty,LLC
350 Holt Road, North Andover, MA 01845
Premises Affected: Crusader Paper Company, Inc., 350 Holt Road, North Andover, AM
within the Industrial-2 Zoning District,Assessors Map 78,Parcel 01.
Referring to the above petition for a Site Plan Review Special Permit from the requirements of
the North Andover Zoning Bylaw, Sections 8.3, 10.3, and 10.31 and MGL C.40A, See. 9
So as to allow the construction of an additional 18,000 s.f, of storage space to the existing
Crusader Paper Company, Inc. facility.
Upon a motion by Richard Rowen, 2d by Jennifer Kusek to approve a Site Plan Review Special
Permit as amended, vote was unanimous 4-0. Voting members were: Alberto Angles, Richard
Rower, Jennifer Kusek, & Timothy Seibert. Richard Nardella and John Simons abstained from
voting, as they were not in attendance at both meetings. In
ex,1/1
North Andover Pla ing Board
Alberto Angles, Clerk
Richard Rowen
Jennifer Kusek
Tim Seibert, Alternate
cc: Town Departments
Applicant
Engineer
Abutters
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A `Prue Copy
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Town Clerk
350 Holt Road
Site Plan Review Special Permit
May 1,2007
The Planning Board herein approves the Site Plan Review Special Permit for the construction of an
addition of 18,000 s.f. warehouse storage space to the existing property located at 350 Holt Road,North
Andover, MA referred to as Crusader Paper Company, Inc.
The project is located in Industrial-2 Zoning District, Map 78, Parcel 01, and consists of approximately
103,200 s.f of a manufacturing facility with frontage on Holt Road,North Andover,MA. The Site Plan
Review Special Permit was requested by Crusader Paper Company,Inc., 350 Holt Road,North Andover,
MA. The property is the main manufacturing location for the Crusader Paper Company. The purpose of
the proposed addition is to add 18,000 s.f. of additional storage space for the raw materials used at the
plant.
This application was filed with the Planning Board on March 2, 2007. The applicant submitted a
complete application which was noticed and reviewed in accordance with Sections 8.3, 10.3, and 10.31 of
the Town of North Andover Zoning Bylaw and MGL c.40A, sec. 9. The public hearing was opened on
April 17, 2007 and closed on May 1, 2007.
The Planning Board makes the following findings as required by the North Andover Zoning Bylaws
Section 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 Industrial 2 Zoning
District and involves the construction of permitted uses within those zones.
2) Specifically, a Special Permit allows in the Industrial 2 District the following North Andover Zoning
Bylaw, Section 4.133(11). Light manufacturing,including manufacturing, fabrication,processing,
finishing, assembly,packing or treatment of articles or merchandise provided such uses are conducted
solely within a building and further provided that such uses are not offensive noxious, detrimental,or
dangerous to surrounding areas of the Town by reason of dust, smoke,fumes, odor, noise,vibration,
light or other adverse environmental effect.
3) Further,the new addition will be located so as to obstruct access around the building. To compensate
for this lack of access,the design includes a new access onto Holt Road connecting to the cul-de-sac.
This new entry will provide for access around the entire building as required by the Fire Department.
The construction of the addition will match the existing exterior style and will not require any
additional signage or additional landscaping. The project calls for no additional parking to be
constructed. The applicant has sought a Variance described in a separate petition currently pending
before the Zoning Board of Appeals from Section 8,Paragraphs 8.1.2 and 8.1.6 for relief from the
requirements of off-street parking.
4) There will be no nuisance or serious hazard to vehicles or pedestrians.
5) The site drainage system is designed in accordance with the Town Bylaw requirements and has been
reviewed by the Town's outside consultant,Vanasse Hangen Brustlin,Inc. No significant changes
are proposed for the site regarding drainage facilities or impervious areas.
6) The applicant has met the requirements of the Town for Site Plan Review as stated in Section 8.3 of
the Zoning Bylaw.
7) Adequate and appropriate facilities will be provided for the proper operation of the proposed use.
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350 Holt Road
Site Plan Review Special Permit
May 1,2007
8) The project will provide for municipal water, sewer and utilities on the property to adequately address
the needs of the project.
9) Final approval of this Site Plan Special Permit by the Planning Board is conditional upon a Notice of
Intent to be issued by the Conservation Commission.
10) This Site Plan Review Special Permit is conditional upon final approval from the Zoning Board of
Appeals for a dimensional Variance from the following Section 8, Paragraphs 8.1.2 and 8.1.6 of the
Zoning Bylaw for relief from the requirements of off-street parking.
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 in
compliance. The Planning Board hereby grants an approval to the applicant provided the following
conditions are met:
SPECIAL CONDITIONS:
1) Permit Definitions:
a) The"Locus"refers to the 437,613 s.f. parcel of land with land fronting on Holt Road, as shown
on Assessors Map 78, Parcel 01, and also known as 350 Holt Road,North Andover,
Massachusetts.
b) The"Plans"refer to the plans prepared by New England Engineering Services, Inc. 1600 Osgood
Street, North Andover, MA 01845, dated March 2, 2007,entitled"Proposed Site Plan, 350 Holt
Road,North Andover, MA."
c) The"Project"or"350 Hold Road"refers to construction of an 18,000 s.f. storage addition.
d) The"Applicant"refers to Holt Road Realty,LLC as the applicant for the Site Plan Review
Special Permit.
2) Environmental Monitor: The developer shall designate an independent Environmental Monitor who
shall be chosen in consultation with the Planning and Community Development Staff. The
Environmental Monitor must be available upon four(4)hours notice to inspect the site with the
Planning Board designated official. The Environmental Monitor will be required to inspect all such
devices and oversee cleaning and the proper disposal of waste products if applicable.
3) Construction Monitor: The applicant shall designate an independent construction monitor who shall
be chosen in consultation with the Planning Department. The construction monitor must be available
upon four(4)hours notice to inspect the site with the Planning Board designated official. The
construction monitor shall make weekly inspections of the project and file monthly reports to the
Planning Board throughout the duration of the project. The monthly reports shall detail area of non-
compliance, if any, and actions taken to resolve these issues. The monthly reports shall detail area of
non-compliance, if any, and actions taken to resolve these issues. The designated monitor may not be
the applicant and/or developer. The weekly inspections and monthly reports provided to the Planning
Department shall include the following:
a) site clearing;
b) erosion control;
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350 Holt Road
Site Plan Review Special Permit
May 1,2007
c) drainage and detention structures;
d) on-site water and sewer utilities;
e) parking spaces and related pavement;
f) newly constructed roadways/access ways;
g) curb cuts;
h) retaining walls;
i) site screening, landscaping and street trees;
j) site restoration; and
k) final site cleanup
4) PRIOR TO THE ENDORSEMENT OF THE PLANS BY THE PLANNING BOARD,THE
APPLICANT MUST COMPLY WITH THE FOLLOWING CONDITIONS:
a) The final plans must be reviewed and approved by the DPW and the Planning Department and be
endorsed by the Planning Board. The final plans must be submitted for review within ninety (90)
days of filing the decision with the Town Clerk.
b) The final site drainage system must be designed in accordance with the Town Bylaw
requirements and reviewed by the Division of Public Works. All storm water drainage control
facilities utilized by the site shall be shown on the site plan. Storm water drainage calculations
which support the design of the control facilities shown on the plan shall be submitted to the
Department of Public Works for review and approval. Written confirmation of said review and
approval by the Department of Public Works must be submitted to the Planning Department.
c) A bond in the amount of three thousand($3,000)dollars must be posted for the purpose of
insuring that a final as-built plan showing the location of all on-site utilities, structures,newly
constructed roadways/access ways,topography, and drainage facilities is submitted. The bond is
also in place to insure that the site is constructed in accordance with the approved plan. The form
of security must be acceptable to the Planning Board.
d) All site plan application and escrow fees must be paid in full and verified by the Town Planner. ^'
5) PRIOR TO THE START OF CONSTRUCTION:
a) A construction schedule shall be submitted to the Planning Staff for the purpose of tracking the
construction and informing the public of anticipated activities on the site.
b) All applicable erosion control measures must be in place and reviewed and approved by the
Planning Department.
c) It shall be the responsibility of the developer to assure that no erosion on the site shall occur
which will cause 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 making a finding that the project is not in compliance with the plan;
provided, however, that the Planning Board shall give the developer written notice of any such
finding and ten days to cure said condition.
d) A pre-construction meeting must be held with the developer, their construction employees,
Planning Department, Building Department, and Conservation Department to discuss scheduling
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350 Holt Road
Site Plan Review Special Permit
May 1,2007
of inspections, the construction schedule, and the process/method of informing the public of the
anticipated activities on the site.
e) The developer shall provide the Planning Board with copies of permits, plans and decisions
received from all other North Andover Land-Use Boards or departments. In addition to receipt of
these plans, the applicant shall supply the Town Planner with a letter outlining any and all
revisions resulting from said permits, plans and decisions received from other town boards,
commissions and departments that differ from the approved plans referenced in Condition 24.
6) PRIOR TO THE ISSUANCE OF A BUILDING PERMIT:
a) Three(3)copies of the signed, recorded plans must be delivered to the Planning Department. to
b) One certified copy of the recorded decision must be submitted to the Planning Department. I
c) The applicant shall adhere to the following requirement of the North Andover Fire Department
and the North Andover Building Department:
1. All structures must contain a commercial fire sprinkler system. The applicant is required to
extend the sprinklers from the existing plant into the new addition. The plans and hydraulic
calculations for each commercial system shall be submitted for review and approval by the
North Andover Fire Department. Plans and hydraulic calculations for each commercial
system must also be supplied to the Building Department.
7) DURING CONSTRUCTION:
a) During construction,the site must be kept clean and swept regularly throughout the construction
process. Dust mitigation, dewatering and roadway cleaning must be performed weekly,or more
frequently as dictated by site and weather conditions and as directed by the Town Planner.
b) The developer will make every effort to locate stockpiles on the site away from roadways,access
ways, and wetland resource areas. Any approved piles must remain covered at all times to
minimize potential dust and be required to install appropriate erosion control measures to mitigate
potential impacts to Lake Cochichewick. Any stockpiles to remain for longer than one week
must be fenced off and be seeded.
c) 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 structures or site.
d) The Town Planner will perform bi-weekly inspections of the site during construction to ensure
that the developer is adhering to the conditions set forth in the decision.
8) PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY:
a) The applicant must submit a letter from the architect and engineer of the project stating that the
building,landscaping,lighting and site layout substantially comply with the plans referenced at the
end of this decision as endorsed by the Planning Board. Alternatively,the applicant and/or property
owner 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 the use of the parking area.
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350 Holt Road
Site Plan Review Special Permit
May 1,2007
b) The Planning Staff shall approve all artificial lighting used to illuminate the site. All lighting shall
have underground wiring and shall be so arranged that all direct rays from such lighting falls entirely
within the site and shall be shielded or recessed so as not to shine upon abutting properties or streets.
The Planning Staff shall review the site. Any changes to the approved lighting plan as may be
reasonably required by the Planning Staff shall be made at the owner's expense.The applicant must
submit a letter from the architect and engineer of the project stating that the building,signs,
landscaping,lighting and site layout substantially comply with the plans referenced at the end of this
decision as endorsed by the Planning Board. All site lighting shall provide security for the site and
structures however it must not create any glare or project any light onto adjacent residential
properties.
c) The commercial fire sprinkler systems must be installed in accordance with referenced standard
NFPA 13D and in accordance with 780 CMP., Chapter 9 of the Massachusetts State Building
Code. Certification that the systems have been installed properly in accordance with the above
referenced regulations must be provided from both the North Andover Fire Department and the
North Andover Building Department to the applicant. The applicant must then provide this
certification to the North Andover Planning Department.
d) Any and all signage plans for the site, which have been provided to the Planning Board during the
site plan review process,were presented for the materials of the signage only. Any signage plans
must conform to Section 6, Signage and Outdoor Lighting Regulations of the Town of North
Andover Zoning Bylaw and must be approved by the Building Department. In no way is the
applicant to construe that the Planning Board has reviewed and approved the signage plans for
Zoning Compliance as that is the jurisdiction of the Building Department. All additional permits
must be obtained by the applicant prior to construction.
9) PRIOR TO THE FINAL RELEASE OF ALL SECURITY AND ESCROWED FUNDS
a) The Planning Staff shall review the site. Any screening as may be reasonably required by the
Planning Staff will be added at the Project Owner's expense.
b) A final as-built plan showing final topography,the location of all on-site utilities, structures,curb
cuts,parking spaces, roadway/access way construction,drainage structures, and facilities must be
submitted to the Planning Department. The applicant must submit a letter from the architect and
engineer of the project stating said items substantially comply with the plans referenced at the end of
this decision as endorsed by the Planning Board.
10. The applicant requested and was granted a waiver from Section 8.3.5(e)(xv)Landscaping Plan.
11. All site work and external construction activity shall be limited to between 7:00 a.m. and 7:00 p.m.
Monday through Friday and between 8:00 a.m. and 5:00 p.m. on Saturday.
12. All existing plantings and screening depicted on the approved plans shall remain in perpetuity over
the life of the project.
13. The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation.
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350 Holt Road
Site Plan Review Special Permit
May 1,2007
14. No open burning shall be done except as is permitted during burning season under the Fire
Department regulations.
15. No underground fuel storage shall be installed except as may be allowed by Town Regulations.
16. The provisions of this conditional approval shall apply to and be binding upon the applicant, its
employees and all successors and assigns in interest or control.
17. All snow storage is to be removed from the site. Snow storage shall not result in the loss of parking
spaces except during prompt removal operations.
18. Truck deliveries for goods and merchandise shall occur only between the hours of 6 a.m. and 11 p.m.
seven days a week.
19. The Planning Board expects that the project will be built in accordance with the herein referenced
plans and specifications and in full accordance with the design elements and features displayed and
discussed during the Public Hearings. Any revisions shall be submitted to the Town Planner for
review in accordance with Section 8.3.8 of the Zoning Bylaw. If the Town Planner in his/her sole
discretion deems these revisions to be substantial as defined in Section 8.3.8,the applicant must
submit revised plans to the Planning Board for approval.
20. This Special Permit approval shall be deemed to have lapsed after May 1, 2009 (two years from the
date permit granted)unless substantial use or construction has commenced. Substantial use or
construction will be determined by a majority vote of the Planning Board.
21.The following information shall be deemed part of the decision:
Plan Titled: Proposed Site Plan, 350 Holt Road,North Andover, MA 01845
Prepared For: Holt Road Realty, LLC.
c%Crusader Paper Co., Inc.
350 Holt Road,North Andover, MA 01845
Prepared By: New England Engineering Services,Inc.
1600 Osgood Street, Building 20, Suite 2-64
North Andover, MA 01845
Scale: I"=40'
Date: March 2, 2007, revised 3/15/07, 4/13/07, 5/14/07. T
Sheets: 1 of 2 '.
cc: Applicant _ - _73 Fri
Engineer
File
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