HomeMy WebLinkAbout2008-03-04 Planning Board Minutes 1 .run's edits '/1 8/08
2 TOWN OF NORTH ANDOVER
3 PLANNING BOARD
4 Minutes of the Meeting
5 March 4, 2008
6 Town Hall, 120 Main Street
7 7:00 PM
8
9
10 Members present: Richard Nardella, Chairman
11 John Simons, Vice Chairman
12 Alberto Angles, Clerk
13 Richard Rowen,regular member
14
15
16 Members absent: Jennifer Kusek, regular member
17 Timothy Seibert, alternate member
18
19 Staff present: Lincoln Daley, Town Planner
20 Mary Ippolito, Recording Secretary
21
22
23 Chairman Nardella introduced the panel to the assembly at approximately 7:19 parrs and
24 announced the following postponements.
25
26 CHAIR ANNOUNCED THE FOLLOWING POSTPONEMENTS:
27
28 1. Robert Ercolini,880 Great Pond Road—Map 103,Lot 111.Watershed Special Permit
29 to raze existing dwelling and construct a single-family dwelling, driveway, &roof runoff
30 infiltration system within the Non-Disturbance and Non-Discharge district within the R-1
31 zoning district. Applicant currently requesting a variance from ZBA. Waiver of time
32 constraints was submitted.
33
34 2. The DF Parker Company, LLC, 500 Sutton Street, Map 74, Lot 1-B. Site Plan
35 Review Special Permit to permit construction of a 20,540 s.f., two floor masonry and
36 steel pet care facility and a Watershed Special Permit for the construction of a detention
37 basin in the Non-Discharge buffer zone within the I-2 zoning district. Waiver of time
38 constraints was submitted.
39
40
41 CHAIR CALLED FOR THE FOLLOWING DISCUSSION:
42
43 3. Angus Realty Corporation, 1077 Osgood Street-Waiver of Site Plan Review and
44 Watershed Special Permit to construct an 800 square foot accessory cold storage addition.
45
46 Lincoln read his review of this project(for the record). See fire connection to building
47 See safety issue, snow or ice creates the safety issue for people walking in the area,access
48 into proposed storage space is between two doors, ice to build up in area causes safety issue
Minutes of the Meeting
March 4,2008
Page 1
I for employees. Need Fire Dept. to demonstrate there is access around entire facility. Does
2 this satisfy their storage needs for dry good and products which need to be freezer cooled?
3 There were several TRC meetings and it seems to satisfy their need for cold storage,no
4 storage issues regarding this addition in the bylaw, is this best alternative to the issue?
5 Butcher Boy would like to know if this information qualifies for a waiver of a Site Plan?
6
7 Please note: Richard Rowen arrived at 7:29 pm.
8
9 Chair asked question,if Butcher Boy comes back in again in a year,then would they be
10 required to file a formal Site Plan Review SP? Cooler is 800 s.f. and cooler adjacent to
11 building. Chair polled the PB. Chair asked where are the units making the noise to be
12 located?
13
14 JS stated given the noise and visual issues he's ok in this process to approve a waiver,but
15 he wants answers to these questions tonight.
16
17 Chair stated PB couldn't waive Watershed SP.
18
19 RR stated PB should go thru the Site Plan Review SP process.
20
21 JS stated this is allowable as a waiver of Site Plan Review SP w/provisions we get clear
22 answers to our questions.
23
24 RR asked if we issue a waiver how can we get guarantee that our provisions are abided by?
25
26 Chair stated by issuing a Watershed SP then the same questions and conditions need to be
27 answered.
28
29 AA would go thru the waiver process as long as he gets answers to questions.
30
31 Lincoln stated there are no additional parking requirements added to this waiver. They
32 meet the lot coverage and building requirement under G-B District.
33
34
35 Mr. Yameen was present; do existing storage trailers count into the footprint for Watershed
36 waiver?
37
38 Lincoln stated no.
39
40 Chair stated it's our drinking water and we will ask many questions.
41
42 Al Yameen stated this would solve the problem for cold storage. He's looking into interior
43 ways to store dry storage.
44
45 Chair cautioned Mr. Yameen to give us all the information tonight. Refrigeration units are
46 located on top of the building now.
47
48 Chair asked is there any difference in size?Does it make noise?
49
Minutes of the Meeting
March 4,2008
Page 2
4
I Mr.Yameen stated it's quieter. Wiring will come from the side of the building and then
2 into refrigeration units. Mr. Yameen stated no additional lighting is proposed anywhere.
3 Eleven feet tall wished roof tops about 13 feet. This is a building wlroo£
4
5 RR wants Mr.Yameen to show roolline, show units,and build parapet on the back. How
6 high is the building 40 feet?
7
8 Chair stated maybe condition a parapet in the decision.
9
10 AA asked what's the fagade?
11
12 Mr. Yameen stated it's galvanized steel painted white.
13
14 Lincoln stated the screening behind the property would be enhanced by a series of trees
15 (already existing). Lincoln wants written information from the Fire Dept. first to clarify
16 the perimeter for trucks to get around area.
17
18 Chair stated put this on for a waiver of a Site Plan Review SP at the next meeting. Come
19 in again for a formal Watershed SP application. NOISE IS AN ISSUE.
20
21 RR what is purpose of minimum of 3 feet between buildings?Fire Dept. needs to have
22 access when ever possible.
23
24 Chair asked if Frank Ragonese, 1939 Great Pond Rd.wanted to speak?Mr.Ragonese
25 stated they want to put refrigerated units where storage sheds are now?
26
27 Mr. Yameen stated yes.
28
29 Mr. Ragonese asked what would happen to the shed?
30
31 Mr. Yameen stated he's looking into this.
32
33 Mr. Ragonese asked where the storage sheds are to be removed; there are several parking
34 spaces?
35
36 Lincoln stated that parking satisfied the bylaw for this site.
37
38 Chair stated validate the parking regulations.
39
40 Lincoln stated this site has sufficient buffering,but was increased above what was
41 required by bylaw.
42
43 Mr. Ragonese stated there should have been 2 rows of white pines,but the Yameen's put
44 one row of trees. Mr. Ragonese wants to see where refrigerated units are located in some
45 other areas, and if they are located in a residential zone.
46
47 Chair stated he's not sure Mr. Yameen can do this. The noise issue has to be put to bed.
48 Come back in two weeks.
49
50
51 4. Rte. 125 Corridor Rezoning---Creation of the Corridor Development District 3 (CDD3).
Minutes of the Meeting
March 4,2008
Page 3
4
1 ➢ Memorandum provided
2 ➢ Lincoln submitted CDD3 rezoning area and did an overview of what is currently
3 proposed. Submit presentation for the record. Rezone I-S District and I-1 parcels
4 into CD133 new district. Nothing changed from existing zoning. R-2 and I-S districts
5 were changed to make a parcel residential and a larger parcel(larger parcel can adopt
6 the zoning from the smaller parcel), I-S is now CDD3,R-2 is now CDD2. Lincoln
7 extended Residential zoning next to White Birch. See Barker Farm will be proposed
8 as R-2 district, see industrial parcels are left out of CDD3 district because they are
9 pre existing non-conforming. Lincoln allowed for warehousing and wholesaling.
10 Expanded on CDD1 and CDD2 uses.
11 ➢
12 ➢ John Simons stated fast food restaurant are on small parcels,this affects curb cuts.
13 Topography changes there we don't want to completely clear the entire top features
14 in this area.PB walked the Rte. 114 CDD corridor and knows the parcels well.
15 Which are the parcels,which can be reasonably developed without massive cutting,
16 and what can we do to preserve the natural features?
17 ➢
18 ➢ Lincoln stated look at Northern part and parcels resemble Microwave Engineering
19 parcels,this area is limited by the topography of the existing site.
20 ➢
21 ➢ Chair asked about setbacks? Lincoln stated he's pushing development away from the
22 residential lots towards the East put in 50-foot front setback.
23 ➢
24 ➢ Chair stated move it to 10-foot setback. Rear setback will be 25 feet, strict buffer
25 requirements that developer put in S feet tall trees. There are substantial wetland
26 areas located in that district.
27 ➢
28 ➢ Lincoln discussed uses to insulate the residential property form any noxious uses.
29 CDD3 allowed uses are restaurant,retail, indoor recreation, amusement or assembly,
30 public building, special offices, allows drive thru but with 500 linear feet restriction
31 between them print, and art gallery, day care center. etc.
32 ➢
33 ➢ Chair asked what are permitted uses for Industrial?Bus, garage, golf course,
34 manufacturing, gasoline station, auto repair,auto sale, auto body shop etc. Chair
35 stated PB was solicited by business owners along Rte. 125;they wanted to market
36 and develop their land also. People are looking in this area of Town,and see
37 industrial across the street from the Lucent Site, PB is trying to give more flexibility
38 to business owners along Rte. 125, and businesses along this side of the street can be
39 an adjunct to the Lucent property. Chair complimented Lincoln on doing a great job
40 on this project.
41 ➢
42 ➢ AA had concern about the island being left along that area.
43 ➢
44 ➢ Chair wants to know what the Town cancan not do in terms of writing a flexible
45 zoning law and asked Lincoln to do an overlay.
46 ➢
47 ➢ Joseph Andriola, 37 White Birch Lane, what is considered an abutter?Anybody who
48 touches the property being rezoned within 300 feet?
49 ➢
Minutes of the Meeting
March 4,2008
Page 4
1 ➢ Lincoln stated this is an informational/discussion meeting by abutters to incorporate
2 language into a rezoning and usage issue. When we have public hearings you will be
3 notified by mail as long as you are within the 300-font radius of subject property.
4 ➢
5 ➢ Abutter stated that a 50-foot buffer was put in at White Birch subdivision what is that
6 for? Lincoln stated it's an open space area. An additional open space area was
7 owned by the abutters who deeded it back to the Town. ?
8 ➢
9 ➢ 7S stated make a list of names and phone numbers of people to call.
10 ➢
11 ➢ Lincoln recommended that the abutter send us a list of e-mail address in order to let
12 them know of future meetings. The warrant closes this Friday, we will revise
13 language and finalize the language and place an article on the warrant for this project.
14 Once warrant is signed we will have a public hearing then make recommendation as
15 written in the warrant and then to Town meeting.
16 ➢
17 ➢ PB is trying to allow for the pre-existing non-conforming uses for structures such as
18 if someone came in and purchased a house on this portion of Rte,125 if they were not
19 changing the use then they did not have to comply with the new rezoning of this
20 particular area.
21 ➢
22 ➢ Applicant stated he is dead set against restaurant drive thru, If restaurant is tastefully
23 done such as McLays it looks good.
24 ➢
25 ➢ Chair will have to see how we can get the zoning approved; this has to go to the State
26 to approve this issue,
27 ➢
28 ➢ Abutter: Motel/hotel, is there a size limit on buildings? Can Wal-Mart go in there?
29 ➢
30 ➢ Chair stated none of those large-scale developments would go there, There isn't
31 enough depth to these existing parcels to handle it.
32 ➢
33 ➢ Abutter: We're near the airport,near incinerators,hear highway, freight trains,
34 however, it still gets dark at night, so no blaring lights are located behind his
35 property,he's concerned about something industrial/commercial will go in behind
36 him.
37 ➢
38 ➢ Chair stated PB takes special pains regarding lighting, recommends downcast lights
39 with shrouds on them,it will be done thru a Site Plan Review SP.
40 ➢
41 ➢ Lee Babb, 21 Chareze Circle,look at use table#8 minimum setback is 20 feet,but#6
42 it's 25 feet? Lincoln will change this. Current for I-S and 1-2 is 50' side, 50' rear
43 and 30' for I-S.
44 ➢
45 ➢ Douglas Swatski,45 White Birch Lane,has met w/Curt Bellavance and he turned in
46 his e-mail address at that time. His concerns were with putting in parking,taking
47 down trees,there is a buffer of trees there what will happen to it?
48 ➢
49 ➢ Chair stated if property were 55 percent industrial now the property would extend to
50 total industrial because it's the greater amount of the current zoning district.
51 ➢
Minutes of the Meeting
March 4,2008
Page 5
1 ➢ Applicant is against the placement of drive thru in that area, and wants the nature of
2 residential area maintained.Traffic picks up along Rte. 125.
3 ➢
4 ➢ Victor Andreoli, 15 Bradford St., stated where it's going to be rezoned for industrial,
5 the traffic is so heavy coming down Bradford Street it's a nightmare.There are a lot
.6 of houses on opposite side of the street,near Haverhill,traffic comes flying down
7 past Lucent so he doesn't think it's a good idea to have industrial zoning at that area.
8 ➢
9 ➢ Chair said it's already zoned for industrial now.
10 ➢
11 ➢ PB would dictate/propose how the traffic would be allowed to flow. Map 34/31
12 looks like majority is residential? It was rezoned at request of the owner of the
13 property.
14 ➢
15 ➢ JS stated the PB has to make a site walk. GET E-MAILS ADDRESSES AND SEND
16 THEM NOTIFICATION of PB meetings. Notify abutters when PB is doing a site
17 visit so they can join in. This discussion to be continued until March 18t".
18 ➢
19
20
21 5. Modifications to Sections 8.1 Off-Street Parking and 8.3 Site Plan Review.
22 ➢ Memorandum provided PB to read thru this.
23 ➢ Chair stated to fund ways for overall site design
24
25 6. Modifications to Section 4.2 Phased Development Bylaw—The Phased Development
26 section is set to expire on July 1, 2009.
27 ➢ Memorandum provided.
28 ➢ No comments by PB tonight.
29
30 7. Modifications to Section 2.Definitions to define the term"Structure"and"Trailer".
31 ➢ Memorandum provided PB to read thru is.
32 ➢ No comments by PB tonight.
33
34 8. Wireless Bylaw Committee Update. Modification to the Section 8.9 Wireless Service
35 Facility.
36 ➢ Chair asked is Committee in agreement about what things they want to bring forward
37 at Town Meeting? Committee should make a good bylaw so PB can sink their teeth
38 into it. Fix the current bylaw. Maybe PB needs to put forth their own changes.
39
40
41 CONTINUED HEARING(S):
42
43 9. RCG,21 High Street-Map 069.0 & 068.0 Lot 0001 & 0010 for a Site Plan Review
44 Special Permit and Definitive Plan Approval for Planned Development District
45 Special Permit for Phase 2 which shall include the renovation and conversion of
46 approximately 65,000 s.f. of existing vacant space and total of fifty residential, loft-style,
47 one&two bedroom residential units located within the second and fourth floors of
48 Building#3A and the fourth and fifth floors of Building No.l the conversion of other
49 space within the existing building to commercial uses along with parking and other
50 improvements on the premises in the I-S zoning district.
51
Minutes of the Meeting
March 4,2008
Page 6
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R-
1 Atty. Smolak introduced David and Alex Steinberg, owners of the project. In January the
2 PB approved a preliminary PDD. Presented the revised site plan tonight;renovations and
3 reconstruction of existing buildings will be heard tonight. David stated he would convert
4 upper floors of existing building up to 50 more units. A new culvert will be attached to
5 the main culvert to the building and he's filed w/Con/Com as well.Putting a
6 hydroelectric unit and attached it to a main pipe to get more energy to augment the
7 facility. Expanding the parking lot close to the building allowing 51 additional parking
8 spaces. Expanded parking by putting in a double row by rebuilding the hill that used to
9 connect to the building and reconfigured the drainage there.
10 Expanding parking in the area to the far right side
11
12 JS asked if parking is close to the lower floor of the garage, is no one parking on top
13 floor of garage?
14
15 David stated correct. The parking located next to yoga studio and restaurant is critical
16 parking spaces for this project. Traffic study was done for the full phase 2.
17
18 David Giandra,Design Consultants,presented a traffic report overview, data collection,
19 trip generation,trip distribution, capacity analysis of intersections, and mitigation plan.
20 He worked w/Lincoln regarding the intersections affected,High St., Prescott St.,Water
21 St., Sutton,Elm and Main St. and studied traffic impacts along with width, signage,
22 striping of roadways. Did ATR's to get idea of overall picture of area. 4200 trips on
23 High St., and 3600 a day on Water St. Anticipate between 3 and 7,000 trips for the
24 average for this area. Worst intersection at Sutton and High. Looked at the last 3 years.
25
26 Chair stated mills have been under utilized during the past 3 years.
27
28 Mr. Giandra stated 181 trips in am and 240 pm trips per day.
29
30 JS stated that at the intersection of Water and Elm the way it is signalized,people coming
31 down Elm from Main St. if your taking a left hand turn you need to be very vigilant
32 because someone coming in front of you can get up to a high speed.
33
34 Mr. Giandra stated he would do a street plan, do pump outs,and make pedestrian walks
35 highly visible.He needs to go thru criteria in order to address the 4 way stop sign.
36
37 JS likes a 4 way stop sign, as it's the best mitigation use.
38
39 RR stated the grade requires two stop areas.
40
41 VHB has submitted their traffic review. Applicant to address VHB's traffic review and
42 come back in with their replies. Chair wants a safe place for pedestrians to walk
43 downtown.
44 RR asked if High St.would be narrowed down? David stated yes, it would neck down at
45 Water St.
46
47 PB will continue this discussion until the March 18th PB meeting.
48
49
50 Please note that Richard Rowen left at 8:17 pm tonight.
51
Minutes of the Meeting
Marcia 4,2008
Page 7
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5 10. APPROVAL OF THE"MINUTES"
6
7 January 15, 2008
8 February 6, 2008
9 February 19,2008 (meeting cancelled)
10 March 4,2008
11
12 PB will take a vote to approve the January 1511'minutes at the next PB meeting.
13
14 11. PLANNING BOARD MEETINGS:
15
16 April 1, 2008
17 April 15,2008
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25 Motion by AA to close the meeting,2'd by JS vote was unanimous: meeting adjourned at 9:30 pm
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29
30 By order of the Planning Board
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32
33 Approved
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43 The Planning Board reserves the right to take items out of order and to discuss and/or vote on
44 items that are not listed on the agenda.
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46
Minutes of the Meeting
March 4,2008
Page 8