The Corridor Development District is intended:
A.
To control the design of commercial and residential development along
the primary corridors for vehicular travel through North Andover (Route
114, and Route 125) in such a manner that encourages sound site planning,
appropriate land use, the preservation of aesthetic and visual character,
and promote economic development and diversity in the community tax
base for the Town;
[Amended 5-14-2019 ATM by Art. 29]
B.
To foster a greater opportunity for creative development by providing
control and design guidelines which encourage a mix of uses compatible
with existing and neighboring residential properties;
C.
To accommodate a compatible mixture of uses that complement commercial
and residential uses typically associated with transportation corridors
and large traffic flows.
D.
To serve as a transition area between commercial development and
the neighboring residential properties by ensuring that the appearance
and effects of buildings and uses are harmonious with the character
of the area;
E.
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;
F.
To allow a developer to propose a site development use and plan unique
to a particular location.
In Corridor Development District 1, no land shall be used and
no building or structure shall be reconstructed, erected, altered
or used for any other purpose than the following:
A.
Retail uses, excluding auto sales and repair; provided there is no
outdoor sales or storage of materials and products.
B.
Restaurants, excluding drive-through facilities.
C.
Personal service establishments.
D.
Public buildings or uses and public service corporations.
E.
Professional offices, including, but not limited to, banks, real
estate offices, insurance offices, physician offices, dentists, attorneys,
architects, engineers or accountants. No drive-through facilities
are permitted with these uses, except for bank which may be allowed
if authorized by special permit.
[Amended 5-14-2019 ATM by Art. 29]
F.
Art gallery.
G.
Cultural center or museum.
H.
Place of worship.
I.
Same-structure/on-site mixed-use developments.
J.
Drive-through restaurants shall be permitted within the CDD1 Zone,
provided that they are located more than 250 feet from the R-6-zoned
district.
In the Corridor Development District 2, no building or structure
shall be reconstructed, erected, altered or used for any other purpose
than the following:
A.
Retail uses, provided there is no outdoor sales or storage of materials
and products. However, auto sales and repair are not allowed.
B.
Restaurants, excluding drive-through facilities.
C.
Personal service establishments.
D.
Indoor recreation, fitness, and health care facility.
E.
Indoor place of amusement or assembly.
F.
Public building or use and public service corporation.
G.
Professional offices, including, but not limited to, banks, real
estate offices, insurance offices, physician offices, dentists, attorneys,
architects, engineers or accountants. No drive-through facilities
are permitted with these uses, except for bank which may be allowed
if authorized by special permit.
[Amended 5-14-2019 ATM by Art. 29]
H.
Art gallery.
I.
Cultural center or museum.
J.
Place of worship.
K.
Same-structure/on-site mixed-use developments.
L.
Farming, livestock, animal care.
(1)
Farming of field crops and row crops, truck gardens, orchards,
plant nurseries, and greenhouses.
(2)
On any lot of at least three acres, the keeping of a total of
not more than three of any kind or assortment of animals or birds
in addition to the household pets of a family living on such lot,
and for each additional acre of lot size, the keeping of one additional
animal or bird up to a maximum of five animals; but not the keeping
of any animals, birds, or pets of persons not resident on such lot.
(3)
On any lot of at least five acres, the keeping of any number
of animals or birds regardless of ownership and the operation of equestrian
riding academies, stables, stud farms, dairy farms, and poultry batteries.
(4)
The sale of products raised as a result of the above uses on
the subject land.
M.
Fence businesses, fence contractor's yard, sales of sheds, swing
sets and like equipment and supplies, including outdoor sales and
outdoor storage of material, equipment, and supplies.
N.
Drive-through restaurants shall be permitted within the CDD2 Zone,
provided that they are located on a parcel or parcels collectively
comprising at least five acres or more of land, and further provided
that such restaurant structures are located more than 400 feet from
a lawfully permitted residential dwelling located within the R-3 Zone.
In the Corridor Development District 3, no building or structure
shall be reconstructed, erected, altered or used for any other purpose
than the following:
A.
Retail uses, provided there is no outdoor sales or storage of materials
and products. However, auto sales and repair are not allowed.
B.
Restaurants, excluding drive-through facilities.
C.
Personal service establishments.
D.
Indoor recreation, fitness, and health care facility.
E.
Indoor place of amusement or assembly.
F.
Outdoor place of amusement or assembly.
G.
Public building or use and public service corporation.
H.
Professional offices, including, but not limited to, banks, real
estate offices, insurance offices, physician offices, dentists, attorneys,
architects, engineers or accountants. One drive-through facility shall
be permitted for every 500 linear feet of street or highway as measured
along the center line.
I.
Medical center.
J.
Research and development facility, not to exceed 25,000 square feet.
K.
Printing and reproduction.
L.
Warehousing and wholesaling.
M.
Motel and hotel.
N.
Art gallery.
O.
Cultural center or museum.
P.
Place of worship.
Q.
Child-care facility.
[Amended 5-16-2023 ATM by Art. 36]
R.
Same-structure/on-site mixed use developments.
S.
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 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.
The following uses may be allowed in the Corridor Development Districts by granting of a special permit pursuant to Article 8, Part 3, and § 195-10.7 of this bylaw:
A.
No building or structure in excess of 3,000 gross square feet of building area shall be constructed, reconstructed, erected or altered in the Corridor Development District without the granting of the special permit. The granting of the special permit shall be pursuant to Article 8, Part 3, and § 195-10.7 of this bylaw and subject to the following conditions:
(1)
Submission of a traffic impact and mitigation plan by a professional
traffic engineer/consultant.
(2)
For those parcels abutting residential zoned properties, sufficient
evidence must be provided to demonstrate that no reasonable alternatives
to the site layout, site design, and parking configuration exist.
(3)
A determination by the Planning Board that the proposed development
will not create adverse traffic and safety impacts and neighborhood
streets and uses are harmonious with the character of the area.
(4)
A determination by the Planning Board that the proposed development
provides sufficient screening and buffering for those parcels abutting
residential zoned properties.
B.
For outdoor storage, display, and sales of materials, products and
goods in connection with retail uses and provided:
(1)
Permissible area of land devoted to the specially permitted
outdoor use may not exceed 20% within CDD1 and 30% within CDD2 of
the indoor principal use devoted to retail sales.
(2)
The products, materials or goods displayed, stored or sold outdoors,
by special permit, must not be visible from any residential use.
(3)
The goods, materials, and products permissible for outdoor storage,
display and sales hereunder shall explicitly exclude automobiles,
motorcycles, or other wheeled vehicles and include only goods, materials,
and products which are customarily stored, displayed, or sold outdoors
without the necessity for cover from the weather. Fertilizers and
other toxic, hazardous chemicals are also excluded herein.
(4)
The amount of area designated for outdoor storage shall be included
in the dimensional requirements for maximum lot coverage.
(5)
The entire outdoor storage area shall be enclosed by a wall
of solid opaque material such as masonry or solid wood fencing which,
in the opinion of the Planning Board, will not derogate from the surrounding
area.
(6)
Sufficient landscaping shall be provided around the perimeter
of the storage area at the discretion of the Planning Board.
(7)
Only living plants can be higher than the surrounding vertical
structural screening.
C.
Bank with a drive-through facility within the CDD1 and CDD2 District.
[Amended 5-14-2019 ATM by Art. 29]
D.
Contractor's yard, landscaping, lumber or other building materials,
including outdoor sales and outdoor storage of material, equipment,
and supplies within the CDD3 District, provided:
(1)
The products, material or goods displayed, stored or sold outdoors
must not be visible from any residential use.
(2)
The goods, materials and products permissible for outdoor storage,
display and sales hereunder shall explicitly exclude automobiles,
motorcycles, or other wheeled vehicles and include only goods, materials,
and products which are customarily stored, displayed, or sold outdoors
without the necessity for cover from the weather. Fertilizers and
other toxic, hazardous chemicals are also excluded herein.
(3)
The amount of area designated for outdoor storage shall be included
in the dimensional requirements for maximum lot coverage.
(4)
The entire outdoor storage area shall be enclosed by a wall
of solid opaque material such as masonry or solid wood fencing which,
in the opinion of the Planning Board, will not derogate from the surrounding
area. Sufficient landscaping shall be provided around the perimeter
of the storage area at the discretion of the Planning Board.
(5)
Only living plants can be higher than the surrounding vertical
structural screening.
A.
Any other performance standards of the Town shall also apply to uses conducted under this § 195-16.6 of the North Andover Zoning Bylaw.
B.
Architecture should demonstrate the cohesive planning of the development
and present a clearly identifiable design feature throughout. Applicants
are encouraged to use traditional New England architectural elements
in the design. It is not intended that buildings be totally uniform
in appearance or that designers and developers be restricted in their
creativity. Rather, cohesion and identity can be demonstrated in similar
building scale or mass; consistent use of facade materials; similar
ground-level detailing, color or signage; consistency in functional
systems such as roadway or pedestrianway surfaces, signage, or landscaping;
the framing of outdoor open space and linkages, or a clear conveyance
in the importance of various buildings and features on the site.
C.
Buildings adjacent to usable open space should generally be oriented
to that space, with access to the building opening onto the open space.
D.
All new utilities shall be placed underground.
E.
Landscaped space and pedestrian connectivity shall be designed and
located to provide sufficient and safe access throughout the development
and/or abutting residential neighborhoods. An alternative to a sidewalk,
such as an asphalt path or trail, which better serves the purpose
of connecting commercial businesses to each other and the community,
may also be used.
F.
Commercial uses shall be designed and operated, and hours of operation
limited where appropriate, so that neighboring residents are not exposed
to offensive noise, especially from traffic or late-night activity.
No amplified music shall be audible to neighboring residents.
G.
Vehicular access to and from public roads is intended to be consolidated.
Vehicular access to lands from a public roadway shall generally be
limited to one access point, particularly when frontage along said
roadway is 200 feet or less.
H.
Driveway consolidation should be undertaken so as to reduce traffic
conflicts on feeder or collector streets:
(1)
Provision for interior roadways and common curb cuts:
(a)
To allow for the least disruption in flow on the primary corridors,
and the opportunity for orderly growth within the zoning districts
bordering this state roadway, the Town considers the reduction of
entrances and exits on the highway of major concern. For that reason,
all site plans shall show reasonable plans for interior roadways linking
neighboring parcels presently developed or which could be developed
as future site development to a common access point.
(b)
The Planning Board may approve provisions for interior roadways
utilizing joint access and/or egress, recognizing that the final design
and permitting of access to the primary corridors is to be accomplished
only through the access permit process of the Massachusetts Highway
Department. The Planning Board shall have the authority to authorize
the following density bonuses for abutting owners who develop interior
roadways or feeder streets utilizing a common drive and curb cuts,
thereby eliminating per-parcel access/egress points on the highway:
(c)
Applicants should notify the Massachusetts Highway Department
as soon as possible of their intent to utilize the provisions of this
bylaw in order to facilitate an orderly and cooperative permitting
process between the Planning Board and the State Highway Department.
I.
The design should preserve and enhance natural features such as topography,
waterways, vegetation, and drainageways.
J.
The design should minimize impervious surfaces and incorporate other
design features to minimize stormwater runoff.
K.
Mixed-use developments should maximize pedestrian transit-oriented
development. Specifically, they should use "traffic-calming" techniques
liberally; provide networks for pedestrians as good as the networks
for motorists; provide pedestrians and bicycles with shortcuts as
alternatives to travel along high-volume streets; and emphasize safe
and direct pedestrian connections to transit stops and other commercial
and/or employment nodes; provide long-term, covered bicycle parking
areas; provide well-lit transit shelters; incorporate transit-oriented
design features; and establish travel demand management programs at
employment centers.
A.
Front yard. The 10 feet nearest the street or front lot line must
be landscaped and such landscaping shall not affect vehicular sight
distance.
B.
Side yards. The five feet nearest the side lot line must be landscaped.
A waiver to the landscape requirements may be granted if one access
driveway services the lot.
C.
Rear yards. The 10 feet nearest the rear lot lines must be landscaped.
D.
Side and rear yards. Where a lot abuts a residential zoning district,
the 15 feet nearest the side and rear lot lines must be landscaped.
In addition, within 10 feet of the side and rear lot line, a buffer
of at least eight-foot-high trees or shrubs must be planted and maintained
in a healthy condition by the owner of the property in perpetuity.
A six-foot stockade fence must be erected along the side and rear
property lines to physically separate the residential zone from the
Corridor Development District areas. The Planning Board may specify
the type and species of natural buffering required.
E.
Building foundation. A minimum three-foot-wide landscaping strip
must be installed along the entire length of each building foundation
wall, except at points of entry/exit, lawfully required fire access
points, loading/receiving bay areas, and any other structural amenities
necessary and ordinary to the use of the building.
F.
The Planning Board shall have final discretion in determining if
sufficient landscape screening and buffering of varying depth and
height has been provided.
A.
All outdoor lighting shall be designed so as not to adversely impact
surrounding uses and residential properties, while also providing
a sufficient level of illumination for access and security purposes.
Such lighting shall not blink, flash, oscillate or be of unusually
high intensity of brightness.
B.
Parking areas shall be illuminated to provide appropriate visibility
and security during hours of darkness.
C.
Any outdoor lighting fixture newly installed or replaced shall be
shielded so that it does not produce a strong, direct light beyond
the property boundaries, and shall be directed toward the object or
area to be illuminated. Light shall be directed away from residences.
Where a lot abuts a residential zoning district, additional screening
measures may be required at the discretion of the Planning Board.
D.
Lighting of the site shall be adequate at ground level for the protection
and safety of the public in regard to pedestrian and vehicular circulation.
The glare from the installation of outdoor lights and illuminated
signs shall be contained on the property and shall be shielded from
abutting properties.
E.
Landscape screening shall consist of planting, including evergreens,
the plantings to be of such height, depth as needed to sufficiently
screen from view of abutting residential areas any unshielded light
source, either inside or outside.
Procedures for submission of application and plan:
A.
The applicant shall file eight copies of Corridor Development District
Plan, supporting materials, filing and outside engineering review
escrow fees, and three copies of the form titled "Corridor 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.
B.
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 § 195-16.1 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.
The Planning Board, at its sole discretion, may waive required
parking spaces if it determines that the permitted use may allow for
less than the zoning-mandated parking requirement. The Planning Board
may consider one of the following in its determination:
A.
The elimination of up to 25% of the required parking spaces to be
constructed.
B.
The elimination of up to 25% of the required parking spaces to be
initially constructed, but require an adequate area for future spaces
should they be required at a later date.
C.
The elimination of up to 25% of the required parking spaces to be
initially constructed, but require an adequate area for future spaces
should they be required at a later date due to a change of use.
Special permits granted under any Corridor Development District shall be subject to a new public hearing for a new special permit if, in the opinion of the North Andover Zoning Enforcement Officer, a change of use occurs and the initial special permit was granted a parking waiver under § 195-16.10 herein.
A.
Upon review, the Planning Board may waive some or all of the special
permit requirements outlined herein if a proposed change of use from
residential to the Corridor Development District permitted use results
in no substantial change to an existing structure and is located on
the same dimensional lot that existed prior to creation of any Corridor
Development District.
B.
To encourage the continued use of existing industrial and commercial
structures and provide additional flexibility to landowners within
the CDD3, an applicant may apply to the Zoning Board of Appeals for
a special permit to expand the gross floor area of the nonconforming
industrial and commercial structure(s) by up to 25% as existed on
the date of enactment of the CDD3. The expansion permitted by this
special permit shall not be considered objectionable or detrimental
to the residential character of the neighborhood due to the exterior
appearance, emission of odor, gas, smoke, dust, noise, disturbance,
or in any way objectionable to or detrimental to any residential use
within the neighborhood. After such approval has been obtained from
the ZBA, the applicant must obtain a site plan special permit as required
under Article 16.
A.
Corridor Development District 1.
(1)
Minimum lot size: 43,560 square feet.
(2)
Minimum frontage: 150 feet.
(3)
Maximum lot coverage, including buildings, driveways, and parking
areas: 70%.
(4)
Maximum building coverage: 50%.
(5)
Maximum height, not to exceed three stories above ground: 35
feet.
(6)
Minimum building and structure front setback: 10 feet.
(7)
Minimum building and structure rear setback: 20 feet.
(8)
Minimum building and structure side setback: 15 feet.
(9)
Minimum building and structure side setbacks where lot abuts
residential zoning district: 20 feet.
(10)
Minimum distance between buildings: 10 feet.
(11)
Minimum usable open space requirements: 30% of minimum lot size.
(12)
Floor area ratio: 0.75:1.
B.
Corridor Development District 2.
(1)
Minimum lot size: 43,560 square feet.
[Amended 5-14-2019 ATM by Art. 29]
(2)
Minimum frontage: 150 feet.
[Amended 5-14-2019 ATM by Art. 29]
(3)
Maximum lot coverage, including buildings, driveways, and parking
areas: 70%.
(4)
Maximum building coverage: 50%.
[Amended 5-14-2019 ATM by Art. 29]
(5)
Maximum height, not to exceed three stories above ground: 35
feet.
(6)
Minimum building and structure front setback: 10 feet.
(7)
Minimum building and structure rear setback: 25 feet.
(8)
Minimum building and structure side setback: 15 feet.
(9)
Minimum building and structure side setbacks where lot abuts
residential zoning district: 20 feet.
(10)
Minimum distance between buildings: 10 feet.
(11)
Minimum usable open space requirements: 30% of minimum lot size.
(12)
Floor area ratio: 0.75:1.
C.
Corridor Development District 3.
(1)
Minimum lot size: 108,900 square feet.
(2)
Minimum frontage: 250 feet.
(3)
Maximum lot coverage, including buildings, driveways, and parking
areas: 70%.
(4)
Maximum height: not to exceed 45 feet above grade.
(5)
Minimum building and structure front setback: 15 feet.
(6)
Minimum building and structure rear setback: 30 feet.
(7)
Minimum building and structure side setback: 20 feet.
(8)
Minimum building and structure side setbacks where lot abuts
residential zoning district: 35 feet.
(9)
Minimum distance between buildings: 10 feet.
(10)
Minimum usable open space requirements: 30% of minimum lot size.
(11)
Floor area ratio: 0.75:1.
