HomeMy WebLinkAbout2016-07-26 Planning Board Minutes Town of North Andover f'
PLANNING BOARD N.
Joan Simons, Chairman /%%//////, %,-„' David Kellogg
Lynne Rudnicki % Lora McSheray
Peter Boynton Regina Kean (Associate)
Tuesday July 26, 2016 0 7 p.m. 566 Main Street-School Adininistration Building,North An(lover,MA 01845
1 Present: J. Simons, L. Rudnicki, L. McSherry, D. Kellogg, P. Boynton, R. Kean
2 Absent:
3 Staff Present: J. Enright,R. Oldham, B. Wolstromer
4
5 J Simons Chairman: The Planning Board meeting for Tuesday,July 26, 2016 was called to order at 7 p.m.
6
7 BOND RELEASE:
8 Stanton Woods Michael Green: Requests final release of Roadway Bond.
9 J. Enright: Stanton Way was accepted as a Town Street at the May 2016 Town.Meeting. All conveyances have
10 been recorded along with the street layout plan. The DPW has signed off and the developer has submitted all
I 1 required documentation. I recommend the full bond release of$49,800.
12 MOTION: L. Rudnicki made a motion to release the Roadway bond in full,$49,800 for Stanton Woods. D.
13 Kellogg seconded the motion. The vote was 5-0, unanimous in favor.
14
15 PUBLIC HEARINGS:
16 NEW PUBLIC HEARING: 1210 Osgood Street, Ford>,etta Development LLC, Robert Bohlen: The Applicant
17 proposes construction of approximately 40,000 square feet of commercial space contained within five(5) separate
18 buildings,parking spaces, stormwater management facilities, landscaping, signage and other improvements to be
19 located on a 4.3-acre portion of currently vacant 13.8 acre parcel. This project is within the:B-2 Zoning District,
20
21 NEW PUBLIC HEARING: 1.210 Osgood Street, Princeton,I)evelopment LLC, Andrew Chapin: The Applicant
22 proposes the construction of a market rate rental residential community to be known as Princeton at North
23 Andover Apartment Homes, consisting of a total of 192 one- and two-bedroom units to be contained within four
24 (4)separate four story, garden-style buildings, each having a building footprint of 15,050 square feet, along with a
25 clubhouse/leasing management office, pool,parking spaces, stormwater management facilities, landscaping,
26 signage and other improvements to be located on approximately 9.5 acres of land on a currently vacant 13.8 acre
27 parcel. This project is located within the B-2 Zoning District.
28 [Continued to August 16,2016]
29
30 J. Simons: We have two public hearings; one on the commercial development of this property and one on the
31 residential development. Both will go through the Site Plan Review process. However,the residential will also go
32 through the Special Permit process asking for the use to be allowed in this district.This comics as a result of the
33 Town Meeting vote establishing the Planning Board as the Special Permit Granting Authority for multi-family
34 housing in the B-2 zone.
35 J.,_E?nright: The parcel consists of approximately 14 undeveloped acres located between the existing Hokkaido
36 restaurant and Forgetta Farm. All infrastructure is connected and the stormwater and civil review for both projects
37 will be conducted concurrently. We are collecting Department and peer reviews and we will have those to share at
38 the next hearing.
39 John Smolak, Project Attomgy: The parcel has been vacant for 1.6 years. In 2000, the Planning Board approved a
40 retail/office project in excess of 220,000 sq.ft. The original project was abandoned due to the downturn in the
41 economy and departure of Lucent Technologies from 1600 Osgood St. We are presenting a redevelopment with a
42 balanced mix of uses. Four acres will be retail/restaurant/commercial called"Endicott Plaza". The remaining ten.
43 acres will include 192, one- and two-bedroom, market rate rental units contained in four separate buildings. We
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Town of North Andover
PLANNING BOARD
John Simons, Chairman ,/ %%f,% iii;• David Kellogg
Lynne Rn&nicki Lora McSherry
Peter Boynton Regina Kean (Assoeirrte)
Tues&ay July 26, 2016 Ca; 7 p.m. 566 Mainz Street-Sehool A(Iministration Building,North Andover,MA 01845
44 have placed an emphasis on pedestri a ti connectivity on site. We have captured a"neo-colonial" commercial
45 design, similar to Market Street in Lyrnnficld.
46 Joe Pezznola, Civil. Engineer: There are two wetlands on site and a couple off-site that will impact our design.
47 There is 20ft. of topographical relief along Osgood St.;there's 1100ft. of frontage on the 13.8 acres; and there is
48 45ft. of topographical relief from the high point at the northeast corner to the low point at the southwest corner
49 which posed pedestrian and ADA challenges. We focused the commercial; four-building layout along Osgood St.
50 There are four residential buildings to the rear; 48 units each; four stories tall; a leasing center and residential
51 carports. We are providing 25% of the total residential parking via these"carports" as all amenity to the residents.
52 Access is primarily at the south entrance which is fully aligned with Barker Street across the way and is tine
53 primary entrance for both residential and commercial. It will be configured with a single lane in; two lane exit.
54 There will be an initial roundabout and leasing center with a clubhouse component. There are 3 exits off the
55 proposed roundabout. There will be a two Lane roadway around a branch bank and drive thru. The plaza
56 landscaping and lighting will have a"spine feature"that connects the commercial and residential-running
57 east/west, opening the corridors. Parking is distributed throughout the site. The north exit or secondary
58 exit/entrance will be restricted to right-in and right-out only(accessed by heading south)and will be signed. There
59 will be common infrastructure via cross easements. We are able to provide the required amount of parking spaces
60 for the commercial component, however,we are 1.2 parking spaces short of compliance for the residential
61 component and are therefore seeking a Parking Reduction permit. We have done a comprehensive grading plan.
62 We do have planes where buildings are set down slightly from the roadway. The commercial plane rises softly
63 northward and downward to the residential toward the west,to overcome tine 45ft difference. The commercial
64 buildings, residential buildings and leasing center,will be connected to municipal sewer. The back two residential
65 buildings will feature a pump station. Utilities will be located underground.
66 Jeffrey Dirk, Principal Vanasse&Associates Inc.,'T'raffic Eng.I eer: We studied three peak time periods;
67 morning/commuter peak between 7 & 9 a.m., tine highest traffic between 4 & 6 p.m. and we looked at shoppers oil
68 Saturdays between the hours of I I & 2 p.m. Osgood Sheet accommodates approx.15,600 vehicles per day;two
69 way traffic over 24 hours and Saturdays 1.2,500. 70%of vehicles are heading southbound and the same amount
70 northbound in the evening. We've analyzed two conditions; Options A and B,(we are presenting Option A), both
71 include 192 residential units; the mix and the size of the retail component differs. We propose to install a traffic
72 signal at the Barker Street intersection. To install a signal we need to meet 9"warrants" required by MassDOT for
73 a state highway. Safety is the most critical element, speed of traffic, motor vehicle crash history, pedestrian and
74 bicycle combinations. MassDOT has implemented the"flealthy Transportation Initiative'; all projects have to
75 accommodate pedestrians and bicycles even if the corridor doesn't currently reflect those trends. A push button
76 pedestrian crosswalk will be added across Route 125.
77 Mark Yanowitz, AIA, Principal of Verdeco Designs,LLC &Associate of JD LaGrasse&Associates: Showed
78 images of site context along Route 125 Corridor; traditional New England vernacular, one and two story buildings,
79 gabled roof articulation, suburban commercial businesses.
80 P. Boynton: 1s this an accurate representation, because the first row of residential seems to be almost at the same
81 elevation as the front commercial?'I'llere's no advantage of topography here in terms of lowering the profile of the
82 first row of those four story buildings. Pm just reconciling what we were essentially told before which was that the
83 topography would just allow you to see the roofline of the front row of commercial and because of the topography,
84 the subsequent residential would "visually" be somewhat similar in height. What is the difference ill elevation
85 between the ground floor front row of the commercial buildings compared to the first two residential buildings?
86 M. Yanowitz: 'l here is a topography drop. We are carving tine two story commercial buildings into the site as we
87 go north to keep the commercial plaza areas pedestrian friendly and ADA compliant.
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Town of'North Andover
i
PLANNING BOARD
x
John Shimmy, Chairman ,fji;%%� ', Davi(l Kellogg
Lynne Rurinicki %��� Lora McSherry
Peter Boynton Regina Kean (Associate)
Tuesday Jrrly 26, 2016 G 71r.m. 566 Main Street-School Adnrinistrrrtion Building,North Andover,MA 011145
88 Board and Applicants: Discussion regarding elevations of commercial and residential buildings,topography,
89 grading changes, pedestrian connectivity and ADA compliance concerns, and a balance that needs to be struck to
90 make the site work.
91 Rob Schaefer R.A. & D.M. White Architects,LLC: Presented the"fly-by"video highlighting the Main Corridor
92 between Buildings 3 &4, retail, multiple finishes, i.e. board &batten, shingles, clapboards, gooseneck lighting,
93 signage areas,and residential, etc.
94 L. McSherry: Is the traffic light a given?This project definitely needs a traffic light.
95 J. Dirk: Our analysis supports a traffic light and your peer review supports this as well. You would condition it in
96 your Decision.
97 L. Rudnicki: How many cars will fit into the turning lanes,the left and right turning lanes?
98 J. Dirk: The lanes will be at least 100 feet long, somewhere between 4-5 vehicles that'll get processed. The lanes
99 are sized based on our turning analyses. The design requirement is that it has to hold 1.5 times the maximum
100 queue that's projected for the signal so we will meet that or DOT wouldn't approve it.
101 L. Rudnicki: Why only 5 parking spaces at the clubhouse?You'll have a lifeguard in the summertime, 1-2
102 employees at the leasing office, 1 handicap parking space which leaves only 1 space for a resident?
103 J.Pezznola: Our target.is 1.75 and we are providing more than that. Employees would park internal to the site.
104 L. Rudnicki: Will you leave a sewer tie-in for the next property up?
105 J..,_Pezznola: There is currently an easement for that. It will be relocated.
106 L. Rudnicki: Regarding handicapped residential needs,what is the distance from the parking to the elevator,then
107 to the units?Double loaded corridors, 'backtracking.Is the main entrance centrally located?
108 J. Pezznola: The entrances are at either end of the buildings.
109 17. Kellog Y: Have you approached the FAA regarding your proximity to the runway?
110 J.Pezznola: We have had extensive conversations with the manager of the airport as well as the local FAA out of
1.11 Vermont. We understand we are within the height limitations.
112 J. Simons: Quickly discuss hours of operation, how you will service the commercial and where you'll place the
113 dumpsters?
114 J. Pezznola: We haven't formulated a formal plan as yet. Operating hours won't be unusual. The dumpsters will be
115 integrated into the commercial site plan. There will be a single compactor that residents will drive to with their
116 trash. 'There will be provisions for recycling and there will be a ramp for handicapped residents.
117 Brian Sibley Prqspe ctive member of North Andover community: What percentage is required to maintain the
118 viability of the property?
119 Jeff Brown, Princeton Propertics: We have over 5K apartments throughout New England. Our average occupancy
120 rate is 93 for sustainability.
121 Kathleen Colwell,,Abutter, 253 Hickory Hill Road: The most important thing is the establishment of a traffic light
122 at Barker Road and related pedestrian connections.
123 J. Simons: I do think a Saturday a.m. site visit is in order,provided staking of buildings, etc. is accomplished, The
124 Board agreed to schedule that after the next meeting.
125 [Continued to August 16,2016]
126
127 DISCUSSIONS
128 70 Ogunquit Lane Lot 1), Sandra Hatiz: Discussion on construction requirement of Utility and Access Easement
129 and request for Certificate of Occupancy Permit for Lot 1.
130 JEnri2ht: Phase 2 of Rocky Brook Estates was permitted in 1998. There were two very long cul-de-sacs, Rocky
131 Brook and Ogunquit Lane. The Definitive Subdivision approval included a condition for a Utility and Access
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Toivn of'North Andover
PLANNING BOARD
M
John,Simons, Chairman Dai id Kellogg
Lynne Rudnicki Lora McSherry
Peter Boynton Regina Kean (Associate)
Tuesday July 26, 2016(iz 7 p.m. 566 Main Street-School Administration Building,Nortla Andover°,MA 01845
132 Easement to run across Lot I and a requirement for construction of the easement. The easement is intended to go
133 across Lot I through to Bennett Road in Boxford. The construction requirements are defined in a note on page 6 of
134 the Plans. This access easement has not been constructed. At the time, Peter Breen owned both lots and has since
135 sold Lot 1,the lot conditioned in the Decision, and has sold Lot 7A tile Lot in Boxford.
136 J. Simons: This is not compliant. Why aren't they in compliance?
137 J. Enright: Since the subdivision was permitted,the lot was sold and a contractor was hired to construct the house.
138 The owner is now seeking a.Certificate of Occupancy(CO) and have prospective buyers for the home. The
139 construction of the easement is a condition prior to the issuance of a CO for Lot 1.
140 Attorney Goldberg,Representative of Current Property Ownei: There was a Form J on this lot signed by all parties
141 and this Board said this lot was compliant in all respects two years ago. It then went to the Planning Director who
142 noticed it and sent it to"Town Counsel.
143 J. Simons: I'd like to dig into the record a little more.Access is a big deal and that was the original intent.
144 BOARD: General discussion regarding letters submitted by the North Andover Fire Department and how much of
145 the easement is currently constructed.
146 Attorney Goldberg: The North Andover side is somewhat completed. The Boxford side is wooded; with a barrier.
147 'fhe Lot in Boxford is registered land and does not have an easement on it. It is owned,registered, etc.
1.48 Bill McKay, Contractor: I'built the house and these people are trying to move in.The elevation change is approx.
149 ten feet with a guard rail. You couldn't put an easement there without fill. You can't do it with wood chips. That
150 part of the land is in Boxford. 'Take the common sense approach; you can't put the easement in;just defer it.
151 J. Enright: There is a recorded easement on the Boxford Lot. The guardrail appears to not block the easement
152 access.
153 J. Simons: Is everyone okay with having the Planning Director hold this until it's sorted out?If it is feasible to get
154 this easement, I think we should do it. If not,you should send us a note explaining why it's not feasible and what
155 the mitigation is.
156 J.__Enrighl: I would ask that Attorney Goldberg provide whatever documentation lie has on that Boxford Lot that
157 indicates that there is no easement. I will discuss this documentation and any other documentation provided with
158 Town Counsel.
159 [Continued to August 16, 2016].
160
1.61 351 Willow Street South, Bake `N Joy: Request for determination of Insubstantial Change to Site Plan Review
162 Special Permit
163 J. Enright: In February of 2015,Bake `N Joy was an Applicant foi•a Site Plan Review Special Permit to add an
164 1 lK sq. ft. addition and a parking area. They were also granted a Parking Reduction Special Permit. Since 2015,
165 they have not constructed that addition or the parking area.They have purchased an adjacent building and are now
166 moving some of their operation into the adjacent building. They have three uses within the building:
167 manufacturing, warehousing and office space and the distribution of space for those uses is changing. They still
168 want to build the addition and the parking area. They are here to discuss changes to the plan.
169 John Morin,Engineer. Morin Cameron: Shortly after Bake `N Joy received their Special Permit they purchased
170 160 Flagship. They still want to build the addition, but they have changed uses. Described the proposed changes to
171 the site plan. By decreasing the amount of impervious coverage,the stormwater management design doesn't
172 change. Within the building, an additional 700 sq. ft. is gained from the extension of the addition. Due to the
173 move, they are reducing the amount of office space, resulting in a parking reduction.Also due to the move,they
174 decrease their warehousing needs. They are increasing the amount of manufacturing. The required parking spaces
175 originally was 214; now it is 206 spaces. At the time, we requested a 35%reduction in parking which we received
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i
Town of'North Andover
PLANNING.BOARD
John Sintonv, Chairman ;,fj;,,//ii *„ David Kellogg
LynneRn(lnt'cki Lora MeSherry
Peter.Boyntott Regina Kean (Associate)
Tttesday Jnly 26, 2016(its 7 p.m. 566 Main Street-School Arhninistration Baailding,Noa-th Andover,MA 0.1845
176 from the Planning Board, which took the spaces from 21.4 to 1.40.Now we go from 206 to 134 spaces. 'Proposed
177 total spaces is still 142. We are required to have 6 bays and we are proposing 7. Some of this work is within the
178 100 ft. buffer zone so we will be going before Conservation.
179 MOTION: D. Ifellogg made a motion to approve the Insubstantial Change to the Site Plan Review Special Permit
180 for 351 Willow Street.South, Bake `N Joy. L. Rudnicki seconded the motion.
1.81
182 MINUTES APPROVAL
183 MOTION: P.Boynton made a motion to approve the July 5,2016 minutes, as amended. L. Rudnicki seconded
184 the motion. The vote was 5-0,unanimous in favor.
1.85
186 ADJOURNMENT
187 MOTION: P. Boynton made a motion to adjourn the meeting. The motion was seconded by L. Rudnicki. The
188 vote was 5-0, unanimous in favor. Meeting adjourned @ 9:20 p.m.
189
190 MEETING MATERIAI.,S: Planning Board Meeting Agenda July 26,2016;DRAFT Planning Board Minutes July 5,2016;.
191 Stanton Woods: Bond Release Memo, Stanton Way Bond Spreadsheet; 1210 Osgood Street,Forgetta Develo menp,.,,,.. t 1..... I,C
192 Robert Bohlen (omnYcL ial): 1210 Osgood Street Elevation Animation, 160726 Site Location Map(1), 160726 P13 Meeting
193 Presentation,Civil Review: TF,C Civil Review 20160722;Commercial: Commercial Stormwater Report._.160622,Exhibit F
1.94 Cor mercial_Fiscal& Community Impact 160618, Submitted Commercial Application '1.60622, Plans: Elevations-160714 La
195 Grasse-Princeton(a7 No.Andover(Color Perspective), 160714 REVISED Elevations and Site Plan(PER.MIT SITE PLAN),
196 2016.06.2 1-Forgetta Farms_Schematic Streetscape Elevations,p First Floor Plan,p2 Elevations Side Front,p3 I"Floor
197 Plan,p4 Elevations side fi-ont,p5 Elevations left side street; Site Plans- 19770 EC Existing Conditions Plan, 19770SP-DT Site
198 Details, 19770SP-ESC Erosion and Sediment Cont., 19770SP-GD Grading and Drainage, 19770SP-L-I Conceptual
199 Landscape Plan, 19770SP-L-2 Conceptual Lighting Plan, 19770SP-LM Layout and Materials, 19770SP-TS Cover, 19770SP-
200 UT Utility Plan;Residential: 160719 Fiscal and Community Impact Analysis-Residential,Residential Stormwater
201 Report 160622, Submitted Residential Application, Traffic Study: 1.60715 Appendix 071.6 Traffic Count Data, 160715
202 Transportation Impact Assessment 0716, 160726 Osgood Street Traffic Layout; 1210 Osgood Street,Princeton Development
ient
203 LLC.Andrew Chap in,fRcsiderrt d),: Civil `1'0652.02 Princeton Apartment Homes ...Peer Review#1_7-22-2016,
204 Commercial: Commercial Stormwater Report_160622,Exhibit F Commercial Fiscal and Community Impact, Submitted
205 Commercial Application,Plans:Elevations,-160714 La Grasse-Princeton(r No.Andover(Color Perspective), 160714
206 REVISED Elevations and Site Plan,2016.06.21-Forgetta Farms_Schernatic Streetscape Elevations,p First Floor Plan,p2
207 Elevations Side Front,p3 I"Floor Plan,p4 Elevations side front,p5 elevations left side street, Site Plans-19770 EC Existing
208 Conditions Plan, 1.9770SP-DT Site Details, 19770SP-ESC Erosion and Sediment Cont., 19770SP-GD Grading and Drainage,
209 19770SP-L-1 Conceptual Landscape Plan, 19770SP-I..-2 Conceptual Lighting Plan, 19770SP-LM Layout and Materials,
210 19770SP-TS Cover, 19770SP-U'I'Utility Plan, 16071.4 REVISED Elevations and Site Plan,Residential: 160719 Fiscal and
211 Community Impact Analysis-Residential,Residential Stormwater Report m1.60622, Submitted Residential Application,
212 Traffic Study: 160715 Appendix 0716 Traffic Count Data, 160715 Transportation Impact Assessment 0716; 160726 Osgood
213 Street Traffic Layout; 70 Ogunquit Lane(Lot 1), Sandra Flafiz: Definitive Subdivision Plans note on page 6,Definitive
214 Subdivision Decision,Hafiz Quit Claim Deed,Ili-L.ited Easement Area, Land Court Plan Lot 30,Locus,Lot 1 Ogunquit Lane
215 Form J Lot Release,Misc. Correspondence,Utility and Access Easement,Lt. Bonenfant's Letter 20160726;351 Willow
216 Street South,Bake `N Joy: 150217 Notice of Decision SPR, Insignificant Change Letter(2), Insubstantial Sketch.Plan (1),
217 Locus, Parking and Loading Bay Tables(1), 16072.6 REVISED Parking& Loading Bay Tables.
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