HomeMy WebLinkAboutAVPRO DEVELOPMENT T WN OF NORTH A N D d > t°`�`
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An appeal shall be ec�
Y pP T S 01 ,_
MASSACHUSET �
within (20) days after the ,
f
date of filing of this Notice of,
in the Office of the Town
Clerk. '
NOTICE OF DECISION
Date. November, 1.$,. .1.99.5. . . . . . . . . . .
Date of HearingPct. 3.,. 17,. 1995. and
Nov. 7, 1995
Petition of .Avpro.Development. , . . . . . . . . . .
Premises affected ,Lawrence.Airport.19c4teq.in .North Andover , , , , . . . . . . . . . . .
Referring to the above petition for a special permit from the requirements
of the North Andover Zoning Bylaw Section 8.3. Site, Plan, gey �.ew. ep, a$, tp, . , . .
sox xt-exp"OjAx.allow-.the construction ,of .a 6660 scluare foot ,1, 1,/,2, s.tpxy. . . . . .
building.
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
After a public hearing given on the above date, the Planning Board voted
CONDITIONALLY
to .ARPROVE . . . . . . . .the .SPECIAL PERMIT. . . . . . . . . . . . . . . . . . . .
based upon the following conditions:
CC: Director of Public Works
Building Inspector
Natural Resource/Land Use Planner x/�}
Health Sanitarian Signed
Assessors
Police Chief . . . . . . . . . . : . :. . . :. . .
Fire Chief
Applicant Richard Rowen,. Vice Chairman
. . . . . . . . . . . . . ... . . . . . . . . . . .
Engineer
File Alison. . . . .Lescarbeau,, Clerk,, ,, , ,
interested Parties
Richard Nardella, , , , , , , , , , , , , ,
John Simons
. . . . . . .planning Board
Town of North Andover E NORTi� ,
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. OFFICE OF a y o
F p
COMMUNITY DEVELOPMENT AND SERVICES
146 Main Street 7 9TED-IP`y��
KENNETH R.WHONY North Andover, Massachusetts 01845 "SS�C►+U
Director (508)688-9533
November 14, 1995
Ms. Joyce Bradshaw
Town Clerk
120 Main Street
North Andover, MA 01845
Re: Special Permit —Site Plan Review - Clark Street - Lawrence
Municipal Airport - (Avpro Development)
Dear Ms. Bradshaw:
The North Andover Planning Board held a public hearing on
Tuesday evening October 3, 1995 in the Senior Center behind Town
Hall upon the application of Avpro Development, P.O. Box 183, North
Andover, MA 01845 requesting a special permit under Section 8. 3
(Site Plan Review) of the North Andover Zoning Bylaw. The legal
notice was properly advertised in the North Andover Citizen on
September 13 and September 20, 1995 and all parties of interest
were duly notified. The following members were present: Joseph
Mahoney, Chairman, Richard Rowen, Vice Chairman, Alberto Angles,
Associate Member, Alison Lescarbeau, Clerk, John Simons and Richard
Nardella.
The petitioner was requesting a special permit to allow for
the construction of a 6660 square foot, 1 1/2 story building at the
Lawrence Airport located in No. Andover. The purpose of the
building is for "T" Hanger Airport Storage.
Ms. Lescarbeau read the legal notice to open the public hearing.
Due to the potential for a conflict of interest, Mr. Mahoney
stepped down as chairman and Mr. Rowen chaired this portion of the
meeting.
Steve Stapinski, Merrimack Engineering, was present representing
the applicant.
Four (4) 6, 660 SF hangers are proposed off of Holt Rd/Clark Street.
Each hanger is to hold four (4) airplanes. Pilots view these
hangers as garages for the planes. They manually maneuver the
plane from the hanger, then start the plane up outside of the
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ARD OF AP 688-9541 BUILDING 688-9545 CONSERVATION6 530 HEALTH 688-9540 PLANNING
688-9535
BO PEALS 88 9
Julie Parrino D.Robert Nicetta Michael Howard Sandra Starr Kaddeen Bradley Colwell
hanger. Once the plane is outside, usually their car is placed
inside the hanger. The hangers will be provided with fire
extinguishers. Fuel for the planes is not stored in the hangers.
Concern has been expressed by Health, Building and the Fire
Department that there is no water available therefore, there are
no sanitary facilities and no fire protection. The applicant is
working with the fire department to hook up an appropriate fire
alarm system. Drainage talcs have not yet been sent for outside
review.
Mr. Rowen asked if you went before the TRC?
Mr. Stapinski replied yes.
Mr. Rowen asked Chief Dolan to speak regarding the hangers.
The Chief stated that the adjacent property has 18 hangers that
were built long ago. It very difficult to ensure what is stored
in the hangers, as we know from past experience. Since North
Andover is closer than Lawrence, we would respond quicker. If our
equipment is at the airport, it means the rest of the town is left
without protection. The Chief is afraid if this is approved more
will be built. He thinks the proposal needs a lot of review.
Mr. Simons asked the applicant is the reason you're not providing
water the cost of it?
Mr. Stapinski stated that to run a water main and hydrant to the
site would be in excess of $60,000.
Ms. Colwell noted that a letter was sent from the North Andover
Hanger Association expressing concern about the mix of car and
airplane traffic and the location of the hangers in relation to the
taxiway. Mr. Stapinski will relocate the hangers in response to
the Airport Commission's comments.
The Board scheduled a site visit for October 14, 1995 at 8:00 a.m.
Continued until the October 17, 1995 meeting.
The North Andover Planning Board held a regular meeting on
October 17, 1995. The following members were present: Richard
Rowen, Vice Chairman, Alison Lescarbeau, Clerk, Alberto Angles,
Associate Member, John Simons and Richard Nardella.
The Board had a site walk on October 14, 1995. General consensus
is that there don't seem to be any real concerns regarding fires at
the location, and there was no opposition to the fact that the
location had no water. There will be heat and smoke detectors
connected to the master control box.
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Mr. Rowen asked if there was any news on the drainage calcs.
Ms. Colwell stated that drainage calcs seem to be unnecessary in
this case.
Mr. Martin Allen, Avpro Development, submitted a letter from the
Airport Commission authorizing him to go forward with his project.
On a motion by Mr. Simons, seconded by Mr. Nardella the Board voted
unanimously (with Ms. Lescarbeau abstaining due to a possible
conflict of interest), to close the public hearing and directed
staff to draft a decision for the November 7, 1995 meeting.
The North Andover Planning Board held a regular meeting on
November 7, 1995. The following members were present: Joseph
Mahoney, Chairman, Richard Rowen, Vice Chairman, Alberto Angles,
Associate Member, Alison Lescarbeau, Clerk and Richard Nardella.
Due to a possible conflict of interest, Mr. Mahoney, Chairman,
abstained from discussion and voting on this special permit.
On a motion by Mr. Nardella, seconded by Mr. Angles, the Board
voted to approve the special permit as amended.
Attached are those conditions.
Sincerely,
Joseph V. Mahoney, Chairman
North Andover Planning Board
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Clark Street - Lawrence Municipal Airport (Avpro Development)
Site Plan Review view
Special Permit
The Planning Board makes the following findings regarding the application of
Avpro Development, P.O. Box 183, North Andover, MA 01845, dated September 8,
1995 requesting a special permit to construct a Four (4) 6,660 square foot "T"
Hangers for airplane storage located in the Industrial-2 Zoning District.
The Planning Board makes the following findings as required by the Zoning Bylaw
Section 8.3 and 10.3:
FINDINGS OF FACT:
1. The specific site is an appropriate location for the project as it is
located at the Lawrence Municipal Airport;'
2. The use, as developed, will not adversely affect the neighborhood as the
site is currently developed as there are other airplane hangers in the
vicinity;
3. There will be no nuisance or serious hazard to vehicles or pedestrians as
the cars will be parked in a separate area from the runway access;
5. The site drainage system is designed in accordance with the Town Bylaw
requirements;
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.
Finally, the Planning Board ifinds that this project generally complies with the
Town of North Andover Zoning Bylaw requirements as listed in Section 8.35 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. Prior to the endorsement of the plans by the Planning Board, the applicant
shall adhere to the following:
a. A final set of site plans must be submitted to the Town Planner for
review within ninety days of filing the decision with the Town
Clerk.
b. A bond in the amount of two thousand ($2,000) dollars shall be
posted for the purpose of insuring that a final as-built plan
showing the location of all on-site utilities, structures, curb
cuts, parking spaces and drainage facilities is submitted. The
bond is also in place to insure that the site is constructed in
accordance with the approved plan. This bond shall be in the form
of a check made out to the Town of North Andover. This check will
then be deposited into an interest bearing escrow account.
C. 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.
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2. Prior to FORM U verification (Building Permit Issuance) :
a. The final site plan mylar must be endorsed and three (3) copies of
the signed plans must be delivered to the Planning Department.
b. This decision shall be recorded at the Essex North Registry of Deeds
and a recorded copy delivered to the Planning Staff.
C. The applicant shall provide a copy of the lease agreement between
Avpro Development and the Lawrence Airport Commission for the
Planning Board files.
3. Prior to verification of the Certificate of Occupancy:
a. The building must be constructed as presented to the Planning Board
and as shown on the following plans:
Plans titled: Plan of Land in North Andover, Mass. (Essex
County)
Prepared for: Avpro Development
P.O. Box 182
North Andover, MA 01845
Scale: 1" = 40'
Dated: May 15, 1995; rev. October 13, 1995
Prepared by: Merrimack Engineering Services
66 Park Street
Andover, Massachusetts 01810
b. All artificial lighting used to illuminate the site shall be
approved by the Planning Staff. 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 site shall be reviewed by the Planning Staff. Any changes to
the approved lighting plan as may be reasonably required by the
Planning Staff shall be made at the owner's expense.
C. The applicant must install a fire alarm system connected to the
Municipal Fire Alarm System.
d. The "T" Hangers must comply with all applicable state fire and
building codes.
e. The site must have received all necessary permits and approvals from
the North Andover Board of Health and the Conservation Commission.
4. Prior to the final release of security:
a. The site shall be reviewed by the Planning Staff. Any screening as
may be reasonably required by the Planning Staff and/or Tree Warden
will be added at the applicant's expense.
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b. A final as-built plan showing the location of all on-site utilities,
structures, curb cuts, parking spaces and drainage facilities must
be submitted to and reviewed by the Division of Public Works.
5. This approval is for the construction ofairplane hangers for the storage
of airplanes only. The site shall not be used for the storage of fuels or
other flammables.
6. The contractor shall contact Dig Safe at least 72 hours prior to
commencing any excavation.
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7. Gas, Telephone, Cable and Electric utilities shall be installed as
specified by the respective utility companies.
8. All catch basins shall be protected and maintained during construction
with hay bales to prevent siltation into the drain lines.
9. No open burning shall be done except as is permitted during burning
season under the Fire Department regulations.
10. No underground fuel storage shall be installed except as may be allowed
by Town Regulations.
il. All signs must be consistent withthesignage currently on site and must
comply with the sign bylaw.
12. The provisions of this conditional approval shall apply to and bebinding
upon the applicant, its employees and all successors and assigns in
interest or control.
13. 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.
14. Any revisions shall be submitted to the Town Planner for review. If these
revisions are deemed substantial, the applicant must submit revised plans
to the Planning Board for approval.
15. This Special Permit approval shall be deemed to have lapsed after
NOV /cl /9�7 (two years from the date permit granted) unless
substantial se or construction has commenced. Substantial use or
construction will be determined by a majority vote of the Planning Board.
16. The following information shall be deemed part of the decision:
a. Plans titled: Plan of Land in North Andover, Mass. (Essex
County)
Prepared for: Avpro Development
P.O. Box 182
North Andover, MA- 01845
Scale: 1" = 40'
Dated: May 15, 1995; rev. October 13, 1995
Prepared by: Merrimack Engineering Services
66 Park Street
Andover, Massachusetts 01810
b. Brochure titled FULFAB containing information relating to and
diagrams of the Standard "T" hanger approved by this decision.
cc: Director of Public Works
Building Inspector
Health Administrator
Assessors
Conservation Administrator
Planning Board
Police Chief
Fire Chief
Applicant
Engineer
File
Airport.site
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