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28 Harbor Street

28 Harbor Street

The Applicant, Harbor Property Group, LLC, owner of the property located at 28 Harbor Street, requests Site Plan Approval together with a Special Permit to allow a small portion of the property to be used as a Contractor’s Yard and a Special Permit for use of the property as trade shops if necessary.
The property located at 28 Harbor Street is located in the Industrial I Zoning District containing approximately 2.3 acres of land improved with an existing industrial building constructed circa 1960.

The Applicant acquired the property in April, 2017; the existing building contains approximately 10,000s.f. of area (two floors of 5,000 s.f.) occupied for industrial warehouse and office uses. The Applicant proposes to further improve this site by constructing a new fully conforming industrial building with 7,864 s.f. to be occupied for (a) industrial warehousing, (b) trade shops/workshops for contractors in the building trades such as carpentry, plumbing, and electrical contractors; (c) small area for wholesale goods for the building trades. In addition, a small enclosed area of 1,120 s.f. is proposed for use as a contractor’s yard. No exterior storage of any kind is proposed outside of the enclosed contractor’s yard. The existing building will continue to be occupied by office and warehouse uses.

The Applicant and his representatives have met with the building inspector numerous times as the design plans were being prepared. The proposed building is fully conforming to the dimensional and density requirements under the Zoning Bylaw. Adequate parking is provided in accordance with Section 4 of the Zoning Bylaw as calculated and shown on Sheet C-3 of the Site Plan: a total of 43 parking spaces are required and 43 parking spaces are provided.

Special Permit - Contractor’s yard

The Applicant requests a Special Permit to allow a small portion of the site to be used as a Contractor’s Yard as the same is defined under the Zoning Bylaw. Fodera Contracting, Inc. will occupy existing office space within the existing building for its business office. In conjunction with that office use, the contracting business will operate a small 1,120 s.f. contractor’s yard for the exterior storage of contractor’s materials consisting of brick, block, a bobcat, forklift and scaffolding. There will be no storage of earthen materials or asphalt. No outdoor water usage is associated with the proposed contractor’s yard. The majority of supplies are shipped directly to the contractor’s job site, so storage on-site will be minimal.

The small contractor’s yard will be enclosed with a 6’ wooden stockade fence. All equipment and materials will be stored within this fenced enclosure.

The Applicant submits that:
1. The municipal water and sewer systems will not become overloaded by the proposed contractor’s yard; no water or sewer usage will be required for the contractor’s yard.

2. The public streets shall not become overloaded by the proposed use. The small contractor’s yard will have only 1-2 employees needed periodically in the yard area with no heavy construction equipment and no resulting impact on Harbor Avenue.

3. The value of other land and buildings will not be depreciated by the proposed use and the site is an appropriate location for the use and will not adversely affect the neighborhood. This is an industrially zoned parcel; the small contractor’s yard is fully enclosed and tucked against the side of the proposed building.

4. There will not be an undue nuisance or serious hazard to vehicles or pedestrians, and adequate and appropriate facilities will be provided to ensure the proper operation of the use, structure and conditions, all as shown on the Site Plan. The use is a very low traffic generator with no customer vehicular or pedestrian traffic.

5. This proposal provides a viable and appropriate use of this existing parcel and is in harmony with the general purposes of the Zoning Bylaw. The enclosure of the yard area with opaque fencing will ensure that the use remains neat.

Special Permit – Trade Shop

To the extent necessary, the Applicant requests a Special Permit to allow the areas marked on the floor plan as “warehouse” to be used as a trade shop. It is anticipated that the tenant spaces will be occupied by those in the construction or other businesses that need space to warehouse and store supplies. For example, a plumber may need space to store his plumbing supplies but no production, work or repair is done onsite. This use would fall under the permitted warehouse definition. However, after consultation with the Building Inspector, the Applicant is requesting a Special Permit for trade shop use in case a trades person wishes to fabricate on-site in addition to storing materials. Relative to the possible trade shop for contractor use, the Applicant submits:

1. The municipal water and sewer systems will not become overloaded by the trade shop use as it will be a minor use of the premises.

2. The public streets shall not become overloaded by the proposed use. No additional traffic will result from the trade shop use over that of the permitted warehousing use.

3. The value of other land and buildings will not be depreciated by the proposed use and the site is an appropriate location for the use and will not adversely affect the neighborhood. The minor trade shop use will be entirely within the building and not discernible from the other office and warehouse uses.

4. There will not be an undue nuisance or serious hazard to vehicles or pedestrians, and adequate and appropriate facilities will be provided to ensure the proper operation of the use, structure and conditions, all as shown on the Site Plan.

5. The proposal provides a viable and appropriate use of this existing parcel and is in harmony with the general purposes of the Zoning Bylaw and the other uses on the premises.

Site Plan Approval

The Applicant requests Site Plan Approval under Section 4 of the Zoning Bylaw for the construction of the new fully compliant industrial building containing 7,864 s.f. as shown on the Site Plan package submitted with this application. The required 43 parking spaces are provided on site, including 7 indoor parking spaces. Loading areas with overhead doors are provided to meet the needs of the industrial tenants. The existing site provides a parking to the front lot line which is a grandfathered condition, however screening and fencing have been added to improve the appearance and streetscape.

The outdoor storage area for the contractor’s yard is fully enclosed with a 6’ high stockade fence; the dumpster area is fully enclosed.

Landscaping has been provided to screen the new building and provide added green space to an existing industrial site. A foundation landscaping strip has been provided except in those areas where doors exist, as permitted under the Zoning Bylaw. The proposed plan has a landscaped area to impervious surface calculation of 164.5% where 30% is required. The Applicant will be seeking an Order of Conditions from the Conservation Commission for work proposed within the Riverfront area.

Building elevation drawings and photometric plans are provided as part of the Site Plan set as required.

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