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HomeMy WebLinkAboutMisc Correspondence 85 Terminal Road r GL©VSKY & GLGVSKY LL uww VVI ATTORNEYS AT LAXU Miranda P.Gooding mgooding@glovskyx2.com 'y J Direct Dial(978)720-3122 September 18, 2014 Zoning Board of Appeal 1600 Osgood Street, Building 20 North Andover, MA 01945 Attention: Angela Ciofolo, Zoning Assistant Re: 85 Terminal Road Applications for Variance and Special Permit Dear Ms. Ciofolo: I enclose twelve 12 copies of time-stamped application packages, each containing the following: 1. Denial Letter; 2. Special Permit Application; 3. Variance Application; 4. Addendum.to Special Permit and Variance Applications; 5. Permit Plan of Land; 6. Floor Plans and Elevations; 7. Certified Abutters' List; 8. Letter from Airport Commission; and 9. Applicant Authorization Letter. Also enclosed is the required mylar plan and filing fees, including$250.00 application fee and $681.45 for certified mailing postage; one set of postage stamps for abutter mailings, and four(4) sets of mailing labels. 11vNeriv. MA 0191.5 'lei : )1*8 "'?2.1000 Fax: 9i�1.921.��fi7 Angela Ciofolo Page Two September 18, 2014 Thank you for your assistance. Please do not hesitate to contact me if you require any additional information. Sincerely, Pirda P.4GGI MPG/njo Enclosures cc: Town Clerk (w/original filing) Mr. David J. Ellrich City of Lawrence " Department of Airport ,J 1 492 Sutton Street North Andover, NIA 01845 - DANIEL RIVERA TEL:(978)794-5880 MAYOR FAX:(978)794-5961 info@lawrencemunicipalairport.com MICHAEL P.MILLER www,lawrencemunicipalairport.com _ AIRPORT MANAGER September 16, 2014 Kyle M. Barnard Project Executive Windover, Construction 66 Cherry Hill Drive Beverly, MA 01915 Re: Great Circle Central, LLC Development Proposal Dear Mr. Barnard: Please accept this letter as confirmation that Great Circle Central,LLC received approval from the Lawrence Municipal Airport Commission at its June 19,2014 meeting to proceed with its proposal to develop a single,box style,hangar building on the Lawrence Municipal Airport. This approval is subject to Great Circle Central,LLC obtaining all of the necessary permits from the Town of North Andover and the execution of a ground lease with the Lawrence Municipal Airport Commission. It is my understanding that at this time, Great Circle Central, LLC's attorneys are reviewing the proposed ground lease and that you are presently pursuing the necessary permits from the Town of North Andover. Very truly yours, Michael P. Miller Airport Manager APPLICANT AUTHORIZATION The undersigned, on behalf of Great Circle Center,LLC,a Florida limited liability company, confirms that Miranda P. Gooding,Esq., of Glovsky&Glovsky LLC,is authorized by the Company to submit any and all applications required by the North Andover Board of Appeals and/or Planning Board in connection with the proposed development of an airplane hangar at the Lawrence Municipal Airport. Date: /It/ �'`t f� David J.Ellrich Addendum to Variance and Special Permit Applications 85 Terminal Road Great Circle Central,LLC Page 1 The Applicant proposes to ground lease approximately 48,800 square feet of unimproved land from the City of Lawrence Municipal Airport Commission for the purpose of developing a box style hangar building, consisting of 2 stories and approximately 17,338 square feet area. The hangar will house three(3) airplanes for the applicant's private and corporate use. The proposed hangar will also contain accessory office space. Ten (10) parking spaces will be provided on site. Use—Special Permit Relief The Lawrence Municipal Airport and the proposed leased site are situated in the I-2 (Industrial 2) Zoning District. The Airport has existed since approximately 1934 and is a pre-existing nonconforming use. A special permit under Section 9.1 of the Zoning Bylaw is required in order to authorize the construction of the hangar as an extension of the pre-existing nonconforming municipal airport use. Owing to the existing and long-standing Airport use, and also to the interior location of this hangar at the end of Tenninal Road, the location is appropriate for an airplane hangar and will improve the safety of airport operations generally. Access to the site will be via the internal access road and will not interfere with or otherwise adversely affect nearby commercial uses at the Airport or in the surrounding commercial area. Accordingly,the proposed hangar will not be substantially more detrimental to the surrounding neighborhood than the existing Airport use. Based upon the foregoing,the applicant respectfully requests the Board to issue a special permit/finding under Section 9.1 of the Bylaw and Massachusetts General Laws Chapter 40A, Section 6, authorizing the hangar construction, all in accordance with the plans accompanying this application. Dimensional Relief— Variance Relief The proposed ground lease lot and structure will not comply with various dimensional requirements under Section 7 and Table 2 of the Bylaw, including lot area, lot frontage, yard setbacks and lot coverage, as set forth in more detail on the accompanying application form. Under Section 10.4 of the Bylaw, the Board is authorized to grant variance relief if it finds that: (i) owing to circumstances relating to soil conditions, shape or typography of land or structures, and especially affecting such land or structures but not the zoning district generally, a literal enforcement of the Bylaw would involve substantial hardship, financial or otherwise, and (ii) desirable relief can be granted without substantial detriment to the public good and without nullifying or substantially derogating the intent of the Bylaw. As the Board has found on prior occasions relating to the Airport property and other ground lease developments, the Airport facility is a unique property due to its 520 acres in size and its existing runways and structures,including the array of interior leased parcels that make up the facility. Addendum to Variance and Special Permit Applications 85 Terminal Road Great Circle Central,LLC Page 2 In this case, the literal enforcement of the dimensional and parking controls would preclude the development of this particular leased area, which is appropriately sited at the end of the interior access road between the control tower and the runway,but which is limited in area to approximately half of the area of a confonning lot in the I-2 District. More generally, the literal application of dimensional controls to leased parcels at the Airport would preclude customary supporting structures, like hangars, from being constructed in proximity to runways and other services and would constitute a hardship to the Airport operations and to private parties, including the applicant. Variance relief may be granted in this case without detriment to the public good because the internal setbacks and area calculations applied to the ground lease area are far less critical than the actual setbacks for the perimeter of the Airport in relation to the surrounding neighborhoods and commercial areas. For the foregoing reasons, the desired relief can be granted without detriment to the public good or otherwise derogating from the intent of the Bylaw. The applicant respectfully requests that the Board grant the variance relief in accordance with Section 10.4 of the Bylaw, to pen-nit the construction of the proposed hangar in accordance with the plans submitted with this application.