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18 Electronics Drive

18 Electronics Avenue

The purpose of this Major Modification to an Approved Site Plan Application is to permit proposed renovations to the Old Neighborhood Foods facility located at 18 Electronics Avenue in Danvers, Massachusetts. The scope of improvements to be covered by this application is to demolish approximately 10,760 square feet of truck docks, office space, abandoned wastewater treatment facilities and utility space, then construct approximately 45,226 gross square feet of new truck dock, warehouse production area, and employee facilities. The net additional gross building floor space will therefore be 34,466 square feet.

Proposed ancillary improvements will include two new oil/grease separators, pavement reconstruction to accommodate the new truck docks, relocation of existing parking stalls, and relocation and/or modification of existing underground utilities.

The facility has an existing oil/grease separator servicing the rear (northern) portion of the building’s food production space. Following these proposed improvements, all of the building production floor space and process waste lines will be routed thru one of the three oil/grease separators. Sanitary sewer lines will connect to the on-site sewer system, downstream of the oil/grease separators.

A building addition with a similar but slightly smaller footprint was approved by the Danvers Planning Board in March of 2016 but was never constructed. That project was only partially constructed, including an unoccupied cooling tower and relocation of underground water, electric and gas utility lines. However, no building space was added or removed at that time, due to market conditions.

Other Approvals Required

No permits from MassDEP or the Town of Danvers for working within the existing wetland or 100-feet wetland buffer zone are required because the limits of disturbance from this project do not encroach into either the wetlands or the 100-feet wetlands buffer zone.

No NPDES construction general permit is required from USEPA because the project will not disturb more than acre. The project will disturb about 34,800 square feet.

Stormwater management calculations are not required because there will be no increase in impervious area. Current impervious pavement and building area will be replace by building area. In addition, the drainage discharge points and patterns of the site will not change.

An application for Commercial/Industrial Electric Service is not required because the facility’s electrical service is adequate for the proposed addition.

Waivers Requested:

1. In accordance with the Zoning Bylaw Section 4.10.1(6), the Owner requests a waiver from the parking requirements. In March 2016, the Town of Danvers granted a waiver to use an Alternative Parking Plan. Since that time, the Owner has updated the current and projected parking usage. There are 184 parking spaces on site. Currently, the 93 day shift employees use about 32 parking spaces. Based on the current transportation trends, ONF projects that the future largest shift will have 197 employees that will use 57 parking spaces and 158 employees will be bused in, carpool, ride bikes, or walk. Therefore, 184 available spaces, minus the 57 projected cars will result in 127 surplus parking spaces. See below for further analysis of parking, and an Alternative Parking Plan.

2. The Owner requests a waiver from section 4.8.2.C of the Zoning Bylaw, which requires a community impact assessment report for projects over 20,000 square feet of building. This project does not substantively alter the existing site’s community impacts.

3. The Owner requests a waiver from section 4.8.8.D and E of the Zoning Bylaw, which requires a drainage plan to be accompanied by 25-year storm hydrological calculations. This project does not add new impervious area or substantively alter the existing site’s hydrological characteristics.

4. The Owner requests a waiver from section 4.8.6 of the Zoning Bylaw, which requires a landscape plan for projects over 20,000 square feet of building. Per Table 3 of the Zoning Bylaw there are no landscaping requirements for industrial uses in the Industrial Zone.

Alternative Parking Plan

Design Group has prepared the following Alternative Parking Plan, in accordance with Zoning Bylaw 4.10.7(b), for the Town of Danvers to demonstrate satisfaction of actual parking requirements for this facility, based on current and future use of this facility.

The Alternative Parking Plan is being developed in response to the parking requirements of the Danvers Zoning Bylaws dated February 10, 2020, which has the following requirements:

Current parking requirements for Town of Danvers

The parking requirements according to the Zoning Bylaws for an Assembly/Processing Industrial Use is 1 parking space per planned employee on the largest shift, but not less than 3 spaces per 1,000 square feet of gross floor area.

The gross building square footage after this project is complete will be approximately 165,439 square feet. At full build-out of the facility in the next 10-years, ONF will have a projected total of 215 employees (including 18 seasonal workers) on its daytime shift and up to 33 employees on its second (nighttime) shift (see below for detail projections).

The current site has 184 striped parking spaces. Of these spaces, 8 will be eliminated by the proposed construction, and 8 new spaces will be constructed, leaving 184 spaces.

Due to continually increasing use of automation in food production and packaging processes used at this facility, the ratio of employees per square foot is also continually decreasing. In 2016 the projected full employment use of this facility was a projected total of 209 employees on its daytime shift, working in a then proposed facility of 144,100 gross square feet, or 1.45 employees per 1,000 square feet. Today the projected total full employment is 215 employees on its daytime shift, working in approximately 165,139 gross square feet, or 1.30 employees per 1000 square feet.

According to the Zoning Bylaws, the parking requirement will need to be 215 spaces (based on employees on the largest shift), but not less than 165,439 square feet/1,000 x 3 = 497 spaces.

Since 497 parking spaces are required, but only 184 spaces are available, relief from the parking requirements by means of presenting an Alternative Parking Plan, in accordance with Zoning Bylaw 4.10.7(b), is being requested. Of the projected 215 daytime employees, 57 will provide their own transportation requiring 57 parking spaces with the remaining 158 employees either carpooling, being bused in, or having alternative transportation such as walking or bicycles. ONF currently has two full buses in the morning and two full buses in the afternoon to transport employees to the Danvers facility.

Below is a breakdown of how the 215 daytime employee count was calculated for the current, proposed and future uses of the facility, as well as how the 57 daytime required parking spaces were calculated.

NOTE: Since the daytime shift is the largest shift, totals and analysis will not be included for the nighttime shift, though they are included below for information.

A color-coded floor plan of the facility is included to highlight the various areas listed below:

ONF-Provided Employee and Parking Projections:

Current Operations:
Office Personnel – highlighted in Blue:
• Day shift – 40 to 50-hour work/week
 Total 10 Employees
 10 cars/parking spaces used

Loading Dock and Warehousing, including Rooms 1, 2, 3, 5, 6, 7, 10, 11, Dock, and Dry Storage:
• Day shift – 5.5 days per week, 11 hours per day
 Total 6 Employees
 3 cars/parking spaces used

Room 4 - HPP - highlighted in Yellow:
• Day shift – 47-hour work/week
 Total 14 Employees
 4 cars/parking spaces used

Room 8 – RTE Slicing - highlighted in Khaki:
• Day shift – 2 to 5 days per week, 9.5 hours per day
 Total 20 Employees
 4 cars/parking spaces used

Room 12 – MAP Shaved Steak - highlighted in Cyan:
• Day shift – 5 to 6 days per week, 9.5 hours per day
 Total 20 Employees
 5 cars/parking spaces used

Room 13 – Shaved Steak and Corned Beef - highlighted in Pink:
• Day shift – 0 to 5 days per week, 9.5 hours per day
o 12 Machine Operators and Packers
 Total 20 Full Time Employees
 Plus 18 Seasonal Employees (Bused)
 3 cars/parking spaces used

Night Washing Crew
• Second shift – 5 to 6 days per week, 8 to 10 hours per day
 Total 6 Employees
 4 cars/parking spaces used

Mechanics:
• Day shift – 5 to 6 days per week, 10.5 hours per day
 Total 3 Employees
 3 cars/parking spaces used

Danvers Employee and Parking - Current Operations Totals:

Day shift: Subtotal 93 Employees using 32 parking spaces,
Plus 18 seasonal workers who are bused to the facility
Second shift: Subtotal 6 Employees using 4 parking spaces
Current Employees: Total 117 Employees using 36 parking spaces

10-Year Growth Projected Operations:

Room 14 – Marinated Meats - highlighted in Green:
• Day shift – 40-hour work/week
 Total 20 Employees
 5 cars/parking spaces used

Future Production Rooms – highlighted in Red:
• Day shift
 Total 42 Employees
 10 cars/parking spaces used

Possible Future Conversion of Room 2 from storage to production:
• Day shift
 Total 42 Employees
 10 cars/parking spaces used

Possible Future Second Shift for Room 12 - highlighted in Cyan:
• Second shift
 Total 21 Employees
 12 cars/parking spaces used

Projected Night Washing Crew Growth:
• Second shift – 5 to 6 days per week, 8 to 10 hours per day
 6 future employees
 4 cars/parking spaces used

Danvers Employee and Parking, Projected Future Growth in Operations Totals:

Day shift: Subtotal 104 Additional Employees using 25 parking spaces
Second shift: Subtotal 27 Additional Employees using 16 parking spaces
Future Employees: Total 131 Additional Employees using 41 parking spaces

Dancers Employee and Parking Protections Total Summary’:

Day shift: 93 Full time, plus 18 Seasonal, plus 104 Projected Employees
= Total 215 Employees
32 Existing cars plus 25 future cars
= Total 57 cars/parking spaces used

Second shift: 6 Current Employees plus 27 Projected Employees
= Total 33
Employees 4 existing cars plus 16 future cars
= Total 20 cars/parking spaces used

NOTE If both shifts have overlapping parking needs, only 77 of the 184 spaces will be used

Conclusion

In the current condition the Danvers Old Neighborhood Foods facility has 93 employees in the largest (day) shift, who routinely use only 32 parking spaces. There are 184 parking spaces on site, thus 184 - 32 = 152 spaces are currently in surplus. Based on current transportation trends, ONF projects that the full build-out of the facility (10-year projections) there will be 215 day shift employees using 57 parking spaces.

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