The Planned Commercial Development District is intended:
A.Â
To allow considerable flexibility under a special permit in the development
of tracts of land as recommended in the Town of North Andover Master
Plan in accordance with the goals and objectives in the Master Plan;
B.Â
To allow a developer to propose a site development use and plan unique
to a particular location;
C.Â
To provide under the special permit process a mechanism for the Planning
Board to evaluate the potential impacts of a proposed development;
D.Â
To permit a development which is compatible with the character of
the Town and which benefits the economic development of the Town.
B.Â
Principal uses.
(1)Â
The following uses are allowed only by special permit pursuant
to this Article 15 of the bylaw:
(a)Â
Hotel or motel (limited to one in each 2,000 linear feet of
street or highway as measured along the frontage);
(b)Â
Art gallery;
(c)Â
Funeral parlor;
(d)Â
Restaurants where the business primarily serves food to be consumed
within the building, excluding fast-food and drive-through establishments.
A "fast-food and drive-through establishment" is defined as a restaurant
characterized by a large carry-out clientele; long hours of service
(some are open for breakfast, all are open for lunch and dinner, some
are open late at night or 24 hours); and high turnover rates for eat-in
customers.
(e)Â
Retail uses, provided there is no outdoor storage or sale of
materials or products;
(2)Â
Accessory uses:
(a)Â
Eating and drinking establishments within an office building
for use principally by those employed within the structure;
(b)Â
Private parking garages accessory to allowed principal uses;
(c)Â
Indoor recreational facilities such as tennis and racquetball
courts as an accessory to a hotel or motel for use principally by
the guests of the hotel or motel. Public memberships to the recreational
facilities are not allowed.
(d)Â
No other uses shall be allowed.
A.Â
Residential dimensional requirements for the R-4 Zone shall be as
set forth in Summary of Dimensional Requirements (Table 2).[1]
[1]
Editor's Note: Table 2 is included as an attachment to this chapter.
B.Â
Commercial.
(1)Â
Minimum lot size: 150,000 square feet.
(2)Â
Height maximum: 35 feet. (A hotel only may be constructed in
height to a maximum of 60 feet.)
(3)Â
Street frontage: 300 feet.
(4)Â
Front setback: 100 feet, with the first 50 feet as a visual
buffer which shall remain open and green, be suitably landscaped,
un-built upon, unpaved and not parked on.
(5)Â
Side setback: 50 feet (except when directly adjacent to a residential
use, where it is 100 feet with a fifty-foot visual buffer which shall
remain open and green, be suitably landscaped, un-built upon, unpaved
and not parked on).
(6)Â
Rear setback: 50 feet (except when directly adjacent to a residential
use, where it is 100 feet with a fifty-foot visual buffer which shall
remain open and green, be suitably landscaped, un-built upon, unpaved
and not parked on).
(7)Â
Floor area ratio: 0.75:1.
(8)Â
Lot coverage: maximum of 25%.
(9)Â
Contiguous buildable area: 75% of minimum lot size.
A.Â
The Planning Board shall be the special permit granting authority
(SPGA) for the issuance of Planned Commercial Development District
special permits. No structures associated with principal and accessory
uses shall be placed, constructed or modified within the Planned Commercial
Development District without first obtaining a planned commercial
development special permit from the Planning Board. This bylaw is
intended to be used in conjunction with other regulations adopted
by the Town, and other zoning and general bylaws designed to encourage
appropriate land use, environmental protection, preservation of the
rural character and the provision of adequate infrastructure development
in North Andover.
B.Â
Procedures for obtaining a Planned Commercial Development District
special permit in accordance with Article 15.
(1)Â
Pre-application conference. Prior to the submission of an application
for a Planned Commercial Development District special permit, the
applicant is encouraged to confer with the Town Planner to obtain
information and guidance regarding the development of the parcel.
After such initial consultation with the Town Planner, the applicant
may appear before the Planning Board at a public meeting.
(2)Â
Submission of a Planned Commercial Development District special
permit application and plan.
(a)Â
Procedures.
[1]Â
The applicant shall file eight copies of the Planned
Commercial Development District plan, supporting materials, filing
and outside engineering review escrow fees, and three copies of the
form titled "Planned Commercial Development District Special Permit
Application" with the Planning Board. The Town Planner shall certify
that the plans and materials submitted have been time stamped by the
Town Clerk's office and meet the submittal requirements.
[2]Â
The Planning Board, within 65 days from receipt of the plan by the Town Clerk, shall determine whether the proposed project is generally consistent with criteria of § 195-15.1 of this article. The Planning Board will review the plans during a public hearing process and will receive comments from the public, other Town departments, and the applicant.
(b)Â
Submission requirements. The Planned Commercial Development District plan shall include all of the information required under § 195-8.14 of the Zoning Bylaw in addition to the following.
(c)Â
Minimum requirements. The plan, at a minimum, shall be subject
to the following conditions. The Planning Board shall make a determination
that the project meets all of the following criteria:
[2]Â
The proposed project shall not generate traffic
flows that, in the opinion of the Planning Board, are excessive for
the project location; further, ingress and egress for traffic flow
and traffic circulation within the project are designed properly so
that there will be no serious hazard to vehicles or pedestrians.
[3]Â
Adequate parking facilities are provided for each
use and structure in the development.
[4]Â
Major facilities or functions are designed to be
visually compatible with natural, historical and neighborhood characteristics
of the site.
[5]Â
The project does not adversely affect the natural
environment to the detriment of community character.
Approval of a Planned Commercial Development District special
permit hereunder shall not substitute for compliance with the Subdivision
Control Law, nor obligate the Planning Board to approve any related
definitive plan for subdivision, nor reduce any time period for Board
consideration under that law. However, in order to facilitate processing,
the Planning Board may, insofar as practicable under existing law,
adopt regulations establishing procedures for submissions of a combined
plan and application which shall satisfy this article and the Board's
regulations under the Subdivision Control Law.
[1]
Editor's Note: See MGL c. 41, §§ 81K through
81GG.