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HomeMy WebLinkAboutMiscellaneous - 21 HIGH STREET Massachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands MassDEP File Number: WPA Form 5 - Order of Conditions 242-1422 Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 A. General Information Important: North Andover When filling t• F. Conservation Commission out forms on the computer, 2. This issuance is for(check one): a. ® Order of Conditions b. ❑ Amended Order of Conditions use only the tab key to 3. To: Applicant: move your cursor-do not David Steinbergh use the return a. First Name b.Last Name key. RCG North Andover Mill LLC c.Organization Q 17 Ivalon Street, Suite 100 d.Mailing Address Somerville MA 01949 e.City/Town f.State g.Zip Code 4. Property Owner(if different from applicant): a. First Name b.Last Name c.Organization d.Mailing Address e.City/Town f.State g.Zip Code 5. Project Location: 21 High Street North Andover a.Street Address b.City/Town Map 68/69 Parcels 1/10 c.Assessors Map/Plat Number d.Parcel/Lot Number Latitude and Longitude, if known: e.Latitude f.Longitude 6. Property recorded at the Registry of Deeds for(attach additional information if more than one parcel): Essex North a.County b.Certificate Number(if registered land) 10601 340 c.Book d.Pa9e 2/22/08 5/28/08 6/12/08 7. Dates: a. Date Notice of Intent Filed b.Date Public Hearing Closed c.Date of Issuance 8. Final Approved Plans and Other Documents (attach additional plan or document references as needed): Definitive Plan:Planned Development, Plan of Land a.Plan Title Design Consultants, Inc. David Gian Grande, P. E. b. Prepared By c.Signed and Stamped by 5/13/08 V= 30' d.Final Revision Date e.Scale f.Additional Plan or Document Title g.Date wpaform5,dcc• rev.2/27/08 Page 1 of 10 Massachusetts Department of Environmental Protection L7 Bureau of Resource Protection - Wetlands MassDEP File Number: WPA Form 5 - Order of Conditions 242-1422 Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 B. Findings i. Findings pursuant to the Massachusetts Wetlands Protection Act: Following the review of the above-referenced Notice of Intent and based on the information provided in this application and presented at the public hearing, this Commission finds that the areas in which work is proposed is significant to the following interests of the Wetlands Protection Act. Check all that apply a. ® Public Water Supply b. ❑ Land Containing Shellfish c. ® Prevention of Pollution d. ® Private Water Supply e. ❑ Fisheries f. ® Protection of Wildlife Habitat g. ® Groundwater Supply h. ® Storm Damage Prevention i. ® Flood Control 2. This Commission hereby finds the project, as proposed, is:(check one of the following boxes) Approved subject to: a. ® the following conditions which are necessary in accordance with the performance standards set forth in the wetlands regulations.This Commission orders that all work shall be performed in accordance with the Notice of Intent referenced above, the following General Conditions, and any other special conditions attached to this Order..To the extent that the following conditions modify or differ from the pians, specifications, or other proposals submitted with the Notice of intent, these conditions shall control. Denied because: b. ❑ the proposed work cannot be conditioned to meet the performance standards set forth in the wetland regulations. Therefore, work on this project may not go forward unless and until a new Notice of Intent is submitted which provides measures which are adequate to protect these interests, and a final Order of Conditions is issued. A description of the performance standards which the proposed work cannot meet is attached to this Order, c. ❑ the information submitted by the applicant is not sufficient to describe the site, the work,or the effect of the work on the interests identified in the Wetlands Protection Act. Therefore, work on this project may not go forward unless and until a revised Notice of intent is submitted which provides sufficient information and includes measures which are adequate to protect the Act's interests, and a final Order of Conditions is issued. A description of the specific information which is lacking and why it is necessary is attached to this Order as per 310 CMR 10.05(6)(c). Inland Resource Area Impacts:Check all that apply below.(For Approvals Only) 3. ❑ Buffer Zone Impacts: Shortest distance between limit of project disturbance and wetland boundary(if available) a.linear feet Resource Area Proposed Permitted Proposed Permitted Alteration Alteration Replacement Replacement 4. ❑ Bank a.linear feet b.linear feet c.linear feet d.linear feet 5. ❑ Bordering Vegetated Wetland a.square feet b.square feet c.square feet d.square feet li s. Land Under W aterbodies a.square feet b.square feet c.square feet d.square feet and Waterways e.c/y dredged f.c/y dredged wpaform5.doc• rev.2/27/08 Page 2 of 10 T , Massachusetts Department of Environmental Protection Bureau of Resource Protection -Wetlands MassDEP File Number: WPA Form 5 - Order of Conditions 242-1422 Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 B. Findings (cont.) Resource Area Proposed Permitted Proposed Permitted Alteration Alteration Replacement Replacement 7. ❑ Bordering Land Subject to Flooding a.square feet b.square feet c.square feet d.square feet Cubic Feet Flood Storage e.cubic feet f.cubic feet g.cubic feet h.cubic feet 8. ❑ Isolated Land Subject to Flooding a.square feet b.square feet Cubic Feet Flood Storage c.cubic feet d.cubic feet e.cubic feet f.cubic feet 9. ❑ Riverfront area a.total sq.feet b.total sq.feet Sq ft within 100 ft c.square feet d.square feet e.square feet f.square feet Sq ft between 100-200 ft g.square feet h.square feet i.square feet j.square feet Coastal Resource Area Impacts: Check all that apply below. (For Approvals Only) 1o. ❑ Designated Port Areas Indicate size under Land Under the Ocean, below 11. ❑ Land Under the Ocean a.square feet b.square feet c.c/y dredged d.cty dredged 12. ❑ Barrier Beaches Indicate size under Coastal Beaches and/or Coastal Dunes below 13. ❑ Coastal Beaches a.square feet b.square feet c.c/y nourishmt. d.c/y nourishmt. 14. ❑ Coastal Dunes a.square feet b.square feet c.cty nourishmt. d.c/y nourishmt. 15. ❑ Coastal Banks a.linear feet b.linear feet 16. ❑ Rocky Intertidal Shores a.square feet b.square feet 17. ❑ Salt Marshes a.square feet b.square feet c.square feet d.square feet 18. ❑ Land Under Salt Ponds a.square feet b.square feet c.c/y dredged d.c!y dredged 19. ❑ Land Containing Shellfish a.square feet 'b.square feet c.square feet d.square feet 20. ❑ Fish Runs Indicate size under Coastal Banks, inland Bank, Land Under the Ocean, and/or inland Land Under Waterbodies and Waterways, above a.c/y dredged b.c/y dredged 21. ❑ Land Subject to Coastal Storm Flowage a.square feet b.square feet wpaform5.doc• rev.2/27/08 Page 3 of 10 Massachusetts Department of Environmental Protection T Bureau of Resource Protection -Wetlands MassDEP File Number: WPA Form 5 - Order of Conditions 242-1422 Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 I C. General Conditions Under Massachusetts Wetlands Protection Act (only PP pp projects) ro applicable to approved jects ) 1. Failure to comply with all conditions stated herein, and with all related statutes and other regulatory measures, shall be deemed cause to revoke or modify this Order. 2. The Order does not grant any property rights or any exclusive privileges; it does not authorize any injury to private property or invasion of private rights. 3. This Order does not relieve the permittee or any other person of the necessity of complying with all other applicable federal, state, or local statutes,ordinances, bylaws, or regulations. 4. The work authorized hereunder shall be completed within three years from the date of this Order unless either of the following apply: a. the work is a maintenance dredging project as provided for in the Act; or b. the time for completion has been extended to a specified date more than three years, but less than five years, from the date of issuance. If this Order is intended to be valid for more than three years, the extension date and the special circumstances warranting the extended time period are set forth as a special condition in this Order. 5. This Order may be extended by the issuing authority for one or more periods of up to three years each upon application to the issuing authority at least 30 days prior to the expiration date of the Order. 6. Any fill used in connection with this project shall be clean fill. Any fill shall contain no trash, refuse, rubbish, or debris, including but not limited to lumber, bricks, plaster, wire,lath, paper, cardboard, pipe, tires, ashes, refrigerators, motor vehicles, or parts of any of the foregoing. 7. This Order is not final until all administrative appeal periods from this Order have elapsed, or if such an appeal has been taken, until all proceedings before the Department have been completed. 8. No work shall be undertaken until the Order has become final and then has been recorded in the Registry of Deeds or the Land Court for the district in which the land is located, within the chain of title of the affected property. In the case of recorded land, the Final Order shall also be noted in the Registry's Grantor Index under the name of the owner of the land upon which the proposed work is to be done. In the case of the registered land, the Final Order shall also be noted on the Land Court Certificate of Title of the owner of the land upon which the proposed work is done.The recording information shall be submitted to this Conservation Commission on the form at the end of this Order, which form must be stamped by the Registry of Deeds, prior to the commencement of work. 9. A sign shall be displayed at the site not less then two square feet or more than three square feet in size bearing the words, "Massachusetts Department-of Environmental Protection"[or, "MassDEP"] "File Number 242-1422 " wpaform5.doc- rev.2127108 Page 4 of 10 LlMassachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands MassDEP File Number: WPA Form 5 - Order of Conditions 242-1422 Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 C. General Conditions Under Massachusetts Wetlands Protection Act 10. Where the Department of Environmental Protection is requested to issue a Superseding Order, the Conservation Commission shall be a party to all agency proceedings and hearings before MassDEP. 11. Upon completion of the work described herein, the applicant shall submit a Request for Certificate of Compliance (WPA Form 8A)to the Conservation Commission. 12. The work shall conform to the plans and special conditions referenced in this order. 13. Any change to the plans identified in Condition#12 above shall require the applicant to inquire of the Conservation Commission in writing whether the change is significant enough to require the filing of a new Notice of Intent. 14. The Agent or members of the Conservation Commission and the Department of Environmental Protection shall have the right to enter and inspect the area subject to this Order at reasonable hours to evaluate compliance with the conditions stated in this Order, and may require the submittal of any data deemed necessary by the Conservation Commission or Department for that evaluation. 15. This Order of Conditions shall apply to any successor in interest or successor in control of the property subject to this Order and to any contractor or other person performing work conditioned by this Order. 16. Prior to the start of work, and if the project involves work adjacent to a Bordering Vegetated Wetland, the boundary of the wetland in the vicinity of the proposed work area shall be marked by wooden stakes or flagging. Once in place, the wetland boundary markers shall be maintained until a Certificate of Compliance has been issued by the Conservation Commission. 17. All sedimentation barriers shall be maintained in good repair until all disturbed areas have been fully stabilized with vegetation or other means. At no time shall sediments be deposited in a wetland or water body. During construction, the applicant or his/her designee shall inspect the erosion controls on a daily basis and shall remove accumulated sediments as needed. The applicant shall immediately control any erosion problems that occur at the site and shall also immediately notify the Conservation Commission, which reserves the right to require additional erosion and/or damage prevention controls it may deem necessary. Sedimentation barriers shall serve as the limit of work unless another limit of work line has been approved by this Order. 18. The work associated with this Order is (1)❑ is not(2)Z subject to the Massachusetts Stormwater Policy Standards. If the work is subject to the Stormwater Policy,the following conditions apply to this work and are incorporated into this Order: a) No work, including site preparation, land disturbance, construction and redevelopment, shall commence unless and until the construction period pollution prevention and erosion and sedimentation control plan required by Stormwater Standard 8 is approved in writing by the issuing authority. Until the site is fully stabilized, construction period erosion, sedimentation and pollution control measures and best management practices(BMPs)shall be implemented in accordance with the construction period pollution prevention and erosion and sedimentation control pian, and if applicable, the Stormwater Pollution Plan required'by the National Discharge Elimination System Construction General Permit. wpaform5.doc• rev.2/27/08 Page 5 of 10 Massachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands MassDEP File Number: WPA Form 5 - Order of Conditions 242-1422 Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 C. General Conditions Under Massachusetts Wetlands Protection Act (cont.) b) No stormwater runoff may be discharged to the post-construction stormwater BMPs until written approval is received from the issuing authority. To request written approval, the following must be submitted: illicit discharge compliance statement required by Stormwater Standard 10 and as-built plans signed and stamped by a registered professional engineer certifying the site is fully stabilized; all construction period stormwater BMPs and any illicit discharges to the stormwater management system have been removed; and all post-construction stormwater BMPs were installed in accordance with the plans (including all planting plans)approved by the issuing authority, and have been inspected to ensure they are not damaged and will function properly. c) Prior to requesting a Certificate of Compliance, the responsible party(defined in General Condition 18(e))shall submit to the issuing authority an Operation and Maintenance(O& M) Compliance Statement for the Stormwater BMPs. This Statement shall identify the responsible party for implementing the Operation and Maintenance Plan and also state that: 1. "Future responsible parties shall be notified in writing of their continuing legal responsibility to operate and maintain the stormwater management BMPs and implement the Pollution Prevention Plan; and 2. The Operation and Maintenance Plan for the stormwater BMPs is complete and will be implemented upon receipt of the Certificate." d) Post-construction pollution prevention and source control shall be implemented in accordance with the long-term pollution prevention plan section of the approved Stormwater Report and, if applicable, the Stormwater Pollution Prevention Plan required by the National Discharge Elimination System Multi-Sector General Permit. e) Unless and until another party accepts responsibility, the issuing authority shall presume that the responsible party for maintaining each BMP is the landowner of the property on which the BMP is located. To overcome this presumption, the landowner of the property must submit to the issuing authority a legally binding agreement acceptable to the issuing authority evidencing that another entity has accepted responsibility for maintaining the BMP, and that the proposed responsible party shall be treated as a permittee for purposes of implementing the requirements of Conditions 18(f)through 18(k)with respect to that BMP. Any failure of the proposed responsible party to implement the requirements of Conditions 18(f)through 18(k)with respect to that BMP shall be a violation of the Order of Conditions or Certificate of Compliance. In the case of stormwater BMPs that are serving more than one lot, the legally binding agreement shall also identify the lots that will be serviced by the stormwater BMPs. A plan and easement deed that grants the responsible party access to perform the required operation and maintenance must be submitted along with the legally binding agreement. f) The responsible party shall operate and maintain all stormwater BMPs in accordance with the design plans, the Operation and Maintenance Plan section of the approved Stormwater Report, and the Massachusetts Stormwater Handbook. g) The responsible party shall: 1. Maintain an operation and maintenance log for the last three years including inspections, repairs, replacement and disposal(for disposal the log shall indicate the type of material and the disposal location); 2. Make this log available to MassDEP and the Conservation Commission upon request; and 3. Allow members and agents of the MassDEP and the Conservation Commission to enter and ,I inspect the premises to evaluate and ensure that the responsible party complies with the Operation and Maintenance requirements for each BMP set forth in the Operations and Maintenance Plan approved by the issuing authority. h) All sediments or other contaminants removed from stormwater BMPs shall be disposed of in accordance with all applicable federal, state, and local laws and regulations. i) illicit discharges to the stormwater management system as defined in 310 CMR 10.04 are prohibited. wpaform5.doc• rev.2127108 Page 6 of 10 Massachusetts Department of Environmental Protection Bureau Of Resource Protection - Wetlands MassDEP File Number: WPA Form 5 - order of Conditions 242-1422 Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 C. General Conditions Under Massachusetts Wetlands Protection Act (cont.) j) The stormwater management system approved in the Final Order of Conditions shall not be changed without the prior written approval of the issuing authority. Areas designated as qualifying pervious areas for purpose of the Low Impact Site Design Credit shall not be altered without the prior written approval of the issuing authority. k) Access for maintenance of stormwater BMPs shall not be obstructed or blocked. Any fencing constructed around stormwater BMPs shall include access gates. Fence(s)shall be at least six inches above grade to allow for wildlife passage. Special Conditions(if you need more space for additional conditions, please attach a text document): D. Findings Under Municipal Wetlands Bylaw or ordinance 1. Is a municipal wetlands bylaw or ordinance applicable? E Yes ❑ No 2. The North Andover hereby finds(check one that applies): Conservation Commission a. ❑ that the proposed work cannot be conditioned to meet the standards set forth in a municipal ordinance or bylaw specifically: 1.Municipal Ordinance or Bylaw 2.Citation Therefore,work on this project may not go forward unless and until a revised Notice of Intent is submitted which provides measures which are adequate to meet these standards, and a final Order of Conditions is issued. b. ® that the following additional conditions are necessary to comply with a municipal ordinance or bylaw: North Andover Wetland Protection Bylaw Chapter 178 1. Municipal Ordinance or Bylaw 2.Citation s. The Commission orders that all work shall be performed in accordance with the following conditions and with the Notice of Intent referenced above.To the extent that the following conditions modify or differ from the plans, specifications, or other proposals submitted with the Notice of Intent, the conditions shall control The special conditions relating to municipal ordinance or bylaw are as follows(if you need more space for additional conditions, attach a text document): See attached wpaform5.doc• rev.2127108 Page 7 of 10 DEP FILE #242 - 1422 Therefore, the North Andover Conservation Commission (hereafter the "NACC") hereby finds that the following conditions are necessary, in accordance with the Performance Standards set forth in the State Regulations, the local Bylaw and Regulations,to protect those interests noted above. The NACC orders that all work shall be performed in accordance with said conditions and with the Notice of Intent referenced below. To the extent that the following conditions modify or differ from the plans, specifications or other proposals submitted with the Notice of Intent, the conditions shall control. GENERAL CONDITIONS 18. Failure to comply with all conditions stated herein, and with all related statutes and other regulatory measures, shall be deemed cause to revoke or modify this Order. 19. This Order does not grant any property rights or any exclusive privileges; it does not authorize any injury to private property or invasion of property rights. However, the NACC, agent of the NACC or the Department of Environmental Protection(DEP) reserves the right to enter and inspect the property at all reasonable times until a Certificate of Compliance is issued, to evaluate compliance with this Order of Conditions, the Act (310 CMR 10.00), the North Andover Wetland Bylaw and Regulations, and may require any information, measurements,photographs, observations, and/or materials, or may require the submittal of any data or information deemed necessary by the NACC for that evaluation. Further, work shall be halted on the site if the NACC, agent or DEP determines that any of the work is not in compliance with this Order of Conditions. Work shall not resume until the NACC is satisfied that the work will comply and has so notified the applicant in writing. 20. This Order does not relieve the permittee or any other person of the necessity of complying with all other applicable federal, state or local statutes, ordinances, by-laws or regulations. 21. The work authorized hereunder shall be completed within three years from the date of this order. 22. This Order may be extended by the issuing authority for one or more periods of up to one year each upon application to the issuing authority at least thirty days (30) prior to the expiration date of the Order (Refer to Section 8.3 (p.37) of the North Andover Wetland Regulations), 23. The NACC reserves the right to amend this Order of Conditions after a legally advertised public hearing if plans or circumstances are changed or if new conditions or information so warrant. 24. Where the Department of Environmental Protection(DEP) is requested to make a determination and to issue a Superseding Order, the Conservation Commission shall be a party to all agency proceedings and hearings before the Department. C:\Winword\000350HohRd.doc 1 NACC 6/11/2008 DEP FILE #242 - 1422 Therefore, the North Andover Conservation Commission(hereafter the "NACC") hereby finds that the following conditions are necessary, in accordance with the Performance Standards set forth in the State Regulations, the local Bylaw and Regulations, to protect those interests noted above. The NACC orders that all work shall be performed in accordance with said conditions and with the Notice of Intent referenced below. To the extent that the following conditions modify or differ from the plans specifications or other proposals submitted with the Notice of Intent,the conditions shall control. GENERAL CONDITIONS Mi 18. Failure to comply with all conditions stated herein, and with all related statutes and other regulatory measures, shall be deemed cause to revoke or modify this Order. 19. This Order does not grant any property rights or any exclusive privileges; it does not authorize any injury to private property or invasion of property rights. However, the NACC, agent of the NACC or the Department of Environmental Protection(DEP) reserves the right to enter and inspect the property at all reasonable times until a Certificate of Compliance is issued, to evaluate compliance with this Order of Conditions, the Act (310 CMR 10.00), the North Andover Wetland Bylaw and Regulations, and may require any information, measurements, photographs, observations, and/or materials, or may require the submittal of any data or information deemed necessary by the NACC for that evaluation. Further, work shall be halted on the site if the NACC, agent or DEP determines that any of the work is not in compliance with this Order of Conditions. Work shall not resume until the NACC is satisfied that the work will comply and has so notified the applicant in writing. 20. This Order does not relieve the permittee or any other person of the necessity of complying with all other applicable federal, state or local statutes, ordinances,by-laws or regulations. 21. The work authorized hereunder shall be completed within three years from the date of this order. 22. This Order may be extended by the issuing authority for one or more periods of up to one year each upon application to the issuing authority at least thirty days (30) prior to the expiration date of the Order (Refer to Section 8.3 (p.37) of the North Andover Wetland Regulations), 23. The NACC reserves the right to amend this Order of Conditions after a legally advertised public hearing if plans or circumstances are changed or if new conditions or information so warrant. 24. Where the Department of Environmental Protection(DEP) is requested to make a determination and to issue a Superseding Carder, the Conservation Commission shall be a party to all agency proceedings and hearings before the Department. C:AWinword\000350[ioltRd.doc 1 NACC 6/12/2008 DEP FILE #242 - 1422 25. This Order of Conditions is issued under File No. 242-1422. 26. The conditions of this decision shall apply to, and be binding upon, the applicant, owner, its employees and all successors and assigns in interest or control. These obligations shall be expressed in covenants in all deeds to succeeding owners of portions of the property. 27. The term"Applicant" as used in this Order of Conditions shall refer to the owner, any successor in interest or successor in control of the property referenced in the Notice of Intent, supporting documents and this Order of Conditions. The NACC shall be notified in writing within 30 days of all transfers of title of any portion of property that takes place prior to the issuance of a Certificate of Compliance. 28. The proposed work includes: Activities within the resource areas include parking lot expansion,construction of a pond outlet structure and water intake pipe for possible electricity generation and landscaping improvement. 29. The work shall conform to the following: Notice of Intent filed by: RCG North Andover Mill,LLC (Applicant) 17 Ivaloo Street, Suite 100 Somerville, MA 01849 Prepared by: Epsilon Associates, Inc.(Representative) 3 Clock Tower Place, Suite 250 Maynard, MA 01754 Site Plans prepared by: Design Consultants,Inc. 263 Medford Street Somerville, MA 02143 Entitled "Submission of Definitive Plan Phase IIA", revised 5/13/08,stamped by David Gian Grande,PE Other Record Plans Documents: Drainage Report for East Mill Phase 11A, prepared by Design Consultants,Inc.,revised 5/14/08; Resolution Report for East Mill Phase 2A, prepared by Design Consultants, Inc., dated 4/25/08; Response to Comments on 21 High Street,prepared by Epsilon Associates,Inc., dated 5/14/08 I� 30. The following wetland resource areas are affected by the proposed work:Bordering Vegetated Wetland and Bank, and Land Under Water Bodies and Waterways.This resource area is significant to the interests of the Act and Town ByLaw as noted above CAWinword\00C\350HoltRd.doc 2 NACC 6/12/2008 e i DEP FILE #242 - 1422 and therein. The applicant has not attempted to overcome the presumption of significance of these resource areas to the identified interests. 31. The NACC agrees with the applicant's delineation of the wetland resource area and as depicted on the approved plans referenced herein. 32. This document shall be included in all construction contracts, subcontracts, and specifications dealing with the work proposed and shall supersede any conflicting contract requirements. The applicant shall assure that all contractors, subcontractors,and other personnel performing the permitting work are fully aware of the permits terms and conditions. Thereafter, the contractor will be held jointly liable for any violation of this Order resulting from failure to comply with its conditions. 33. The owners of the project and their successors in title, in the event they proceed to alter areas subject to the Commissions jurisdiction under the order, agree that the Order does not in itself impose upon the Town any responsibility to maintain the proposed drainage system and that said Town shall not be liable for any damage in the event of failure. By acceptance of this Order, the owners agree to indemnify and hold harmless to the Town and its residents for any damage attributable to alterations undertaken on this property pursuant to the Order. Maintenance of the drainage system, if accepted by the Town as part of a public way, becomes the responsibility of the Town. 34. Issuance of these Conditions does not in any way imply or certify that the site or downstream areas will not be subject to flooding, storm damage or any other form of water damage. PRIOR TO CONSTRUCTION 35. No work shall be undertaken until all administrative appeal periods from this Order have elapsed or, if such an appeal has been filed, until all proceedings before the Department or Court have been completed. 36. This Order shall be recorded by the applicant at the Registry of Deeds immediately after the expiration of all appeal periods. No work shall be undertaken until the Final Order has been recorded in the Registry of Deeds or the Land Court for the district in which the land is located, within the chain of title of the affected property. In the case of recorded land, the Final Order shall also be noted in the Registry's Grantor Index under the name of the owner of the land upon which the proposed work is to be done. In the case of registered land, the Final Order shall also be noted on the Land Court Certificate of Title of the owner of the land upon which the proposed work is to be done. The recording information shall be submitted to the North Andover Conservation Commission on the form at the end of this Order prior to commencement of the work. Any Order not recorded by the applicant before work commences may be recorded by the NACC at the applicant's expense. C:\WinWord\OOC\350HoItRd.doc 3 NACC 6/12/2008 S Y DEP FILE #242 - 1422 37. A sign shall be displayed at the site not less than two square feet or more than three square feet in size bearing the words "Massachusetts DEP, File Number 242-1422." 38. Any changes in the submitted plans caused by the applicant,another Board's decision or resulting from this Order of Conditions must be submitted to the NACC for approval prior to implementation. If the NACC finds said changes to be significant, the NACC will call for another public hearing (at the expense of the applicant). Within 21 days of the close of said public hearing the NACC will issue an amended or new Order of Conditions. Any errors found in the plans or information submitted by the applicant shall be considered as changes. The proposed project may be still under review by other local or state boards or agencies. This may result in changes to the project plans or wetland impacts. If any such changes occur a revised plan and an explanation of the revisions shall be submitted to the NACC for review and approval prior to the start of construction. No work shall begin on a project until written approval has been granted by the NACC. 39. It is the responsibility of the applicant, owner, and/or successor(s) to ensure that all conditions of this Order of Conditions are complied with. The project engineer and contractors are to be provided with a copy of this Order of Conditions and referenced documents before commencement of construction. 40. Prior to any work commencing on-site,the applicant shall submit to the NACC for approval, a detailed sequence of construction,including the construction of compensation and retention areas,installation of sedimentation/erosion control devices and re-vegetation to be completed before other work begins an-site. 41.Wetland flagging shall be checked prior to start of construction and shall be re- established where missing. All wetland flagging shall remain visible and enumerated per the approved plan(s) throughout the life of the project and until a Certificate of Compliance is issued so that erosion control measures can be properly placed and wetland impacts can be monitored. The proposed limit of work shall be shall be clearly marked with stakes or flags and shall be confirmed by the NACC. Such markers shall be checked and replaced as necessary and shall be maintained until all construction is complete. Workers should be informed that no use of machinery,storage of machinery or materials, stockpiling of soil,or construction activity is to occur beyond this line at any time. All flags used for the above purposes shall be of a color different from other flagging used on the site. 42. A row of staked hay bales backed by trenched siltation fence shall be placed between all construction areas and resource areas. The erosion control barrier will be properly installed and placed as shown on the plans approved and referenced herein and shall be inspected and approved by the NACC prior to the start of construction and shall remain intact until all disturbed areas have been permanently stabilized to prevent erosion. All erosion prevention and sedimentation protection measures found necessary during construction shall be implemented at the direction of the NACC. The NACC reserves the right to impose additional conditions on portions of this project to mitigate any impacts C:\Winword\00C\3350HoltRd.doc 4 NACC 6/11/2008 I y DEP FILE #242 - 1422 which could result from site erosion, or any noticeable degradation of surface water quality discharging from the site. For example,installation of erosion control measures may be required in areas not shown on the plan(s) referenced in this Order of Conditions. Should such installation be required by the NACC,they shall be installed within 48 hours of the Commission's request. 43. The applicant shall have on hand at the start of any soil disturbance,removal or stockpiling, a minimum of 30 hay bales and sufficient stakes for staking these bales (or an equivalent amount of silt fence). Said bales shall be used only for the control of emergency erosion problems and shall not be used for the normal control of erosion. All additional emergency erosion controls shall be on site prior to the commencement of any work on site and will be verified by the Conservation Department during the pre- construction meeting. 44. A check payable to the Town of North Andover shall be provided in the amount of $20,000,which shall be in all respects satisfactory to Town Counsel, Town Treasurer,and the NACC, and shall be posted with the North Andover Town Treasurer through the NACC before commencement of work. Said deposit of money shall be conditioned on the completion of all conditions hereof, shall be signed by a party or parties satisfactory to the NACC, and Town Counsel, and shall be released after completion of the project, provided that provisions, satisfactory to the NACC,have been made for performance of any conditions which are of continuing nature. The applicant may propose a monetary release schedule keyed to completion of specific portions of the project for the NACC's review and approval. This condition is issued under the authority of the local Bylaw. 45. The applicant shall designate a Qualified Professional Wetland Scientist as an"Erosion Control Monitor" to oversee any emergency placement of controls and regular inspection or replacement of sedimentation control devices. The name and phone number of the erosion control monitor must be provided to the NACC in the event that this person has to be contacted, due to an emergency at the site, during any 24-hour period, including weekends. Proof of the retained monitor must be submitted to the Conservation Department on letterhead by the retained consulting firm for subsequent review and approval by the NACC or agent thereof. This person shall be given the authority to stop construction for erosion control purposes. The erosion control monitor will be required to inspect all such devices and oversee cleaning and the proper disposal of waste products. Cleaning shall include removal of any entrapped silt. 46. ON EVERY MONDAY of each week, or otherwise arranged by the NACC, in which construction activities occurs on-site and for as long thereafter as ground remains unstable, it is the applicant's responsibility to ensure that the Environmental/Erosion Control Monitor (EMC) monitor the site and submit written reports to the NACC.The EMC shall certify that,to the best of his/her knowledge and belief based on a careful site inspection, all work is being performed in compliance with this Order of Conditions and that approved setbacks are being adhered to. The EMC must visually inspect all sedimentation/erosion control measures and assume responsibility for their maintenance on a weekly basis and that they are functioning as intended. In addition, C:\Winword\OOC\350HohRd.doe 5 NACC 6/11/2008 r DEP FILE #242 - 1422 all wetland resource areas must be visually inspected for siltation,turbidity, and/or other water quality impacts. Monitoring reports shall include current condition of erosion and sedimentation controls; describe any erosion or sedimentation repair and/ or replacement;and describe any erosion or sedimentation problems and mitigation measures implemented. Such reports shall continue until the applicant requests a less frequent reporting schedule or an end to reports. This request must be submitted in writing and is subject to approval by the Conservation Administrator. 47. The applicant and/or the legal owner of that portion of land upon which these Orders of Conditions have been placed shall provide to the NACC prior to transferring, or assigning any portion of said land to another party, subject to said Orders of Conditions,the "Compliance Certification Form Affidavit"attached via "Appendix A" signed under the pains and penalties of perjury, statingthat said applicant and/or owner has read these Orders of Conditions and is in compliance with each and every condition. This document shall apply to each of the conditions referenced herein and shall be provided to the Conservation Department at least five(5) business days after to the closing of said land transaction. 48. Once these above mentioned pre-construction requirements are complete,the applicant shall contact the Conservation Office prior to site preparation or construction and shall arrange an on-site conference with an NACC representative,the contractor,the engineer,wetland scientist and the applicant to ensure that all of the Conditions of this Order are understood. This Order shall be included in all construction contracts, subcontracts, and specifications dealing with the work proposed and shall supersede any conflicting contract requirements. The applicant shall assure that all contractors, subcontractors and other personnel performing the permitted work are fully aware of the permit's terms and conditions. Thereafter, the contractor will be held jointly liable for any violation of this Order of Conditions resulting from failure to comply with its conditions. The applicant or contractor shall notify the NACC in writing of the identity of the on-site construction supervisor hired to coordinate construction and to ensure compliance with this Order. A reasonable period of time shall be provided as notice for each pre- construction meeting (e.g. 72 hours). STORMWATER MANAGEMENT CONDITIONS 49. All construction and post-construction stormwater management systems shall be constructed in accordance with the approved construction sequence, supporting documents and plans submitted with the Notice of Intent,the Department of Environmental Protection Stormwater Management Policy,and the approved Operation and Maintenance Plan dated 1Vfay 14;;2008 attached herein. 50. Evidence of maintenance of the stormwater management system shall be provided to the NACC on an annual basis by a Registered Professional Civil Engineer. The first report shall be submitted to the NACC one year after the first stormwater structure C:\Winword\00C\350HoltRd.doc 6 NACC 6/11/2008 DEP FILE # 242 - 1422 goes on-line and annual reports must continue to be submitted until a Certificate of Compliance is issued. Compliance with the designed stormwater management system and associated stormwater management conditions shall be satisfied prior to the issuance of a Certificate of Compliance. 51. All drainage structures shall be properly installed and functional. During construction, all drainage structures shall be maintained,as outlined in the approved Operation and Maintenance Plan dated,May.14,2.00 attached herein. 52. Temporary and/or permanent basins being used for sedimentation and dewatering during construction shall be cleaned of sediment when levels exceed six (6) inches. The basins shall be cleaned of sediment prior to final grading and construction of permanent stormwater basins. 53. There shall be no increase in the post development discharges from the storm drainage system or any other changes in post development conditions that alter the post development watershed boundaries as currently depicted in the Notice of Intent and approved by this Order of Conditions, unless specifically approved in writing by the Commission. 54. Water quality down gradient of the site shall not differ significantly following completion of the project from the pre-development conditions. There shall be no sedimentation into wetlands or water bodies from discharge pipes or surface runoff leaving the site. 55. Prior to the issuance of the Certificate of Compliance,the applicant shall be responsible for cleaning all stormwater structures,in accordance with the approved Operation & Maintenance Plan datedtaq 14,2(118 attached herein and the associated stormwater management conditions referenced herein. 56. The applicants, owners, and their successors and assignees, shall maintain all culverts, collections basins, traps, outlet structures, subsurface storage areas, and other elements of the drainage system, unless put into an easement to the Town of North Andover, in order to avoid blockages and siltation which might cause failure of the system and/or detrimental impacts to on-site or off-site resource areas, and shall maintain the integrity of vegetative cover on the site. DURING CONSTRUCTION 59. Accepted engineering and Best Management Practices (BMPs) for construction standards shall be followed in the conduct of all work. 60. Erosion control devices shall be inspected regularly any entrapped silt shall be removed to an area outside of the buffer zone and wetland resource areas; silt fence and hay bales shall be replaced as necessary.The areas of construction shall remain in stable condition at C:\Winword\00C\350HoltRd.doc 7 NACC 6/11/2008 DEP FILE 1242 - 1422 the close of each construction day. All erosion controls shall be in place throughout the duration of any construction on site or unless authorized by the Conservation personnel. 61. Upon beginning work, the applicant shall submit written progress reports every week detailing what work has been done in or near resource areas, and what work is anticipated to be done over the next period. This will update the construction sequence. 62. All catch basins shall contain oil/gasoline traps, and it shall be a continuing condition of this order, even after a Certificate of Compliance is issued,that the oil/gasoline traps in the catch basins be maintained. All catch basins shall be free of all accumulated silt and debris before Compliance is issued and the owner or his/her agent shall so specify in the request for Compliance. 63. The sewer lines on the site, where they cross wetland resource areas, shall be tested for water tightness in accordance with North Andover DPW standards. 64. The Erosion Control Monitor shall be onsite during and/or following a major storm event of 1 inch of rain or greater to ensure that soils remain stable, erosion controls are adequate and secure,and that all BMP's are adequately functioning. 65.Approved de-watering activities anticipated shall be supervised and witnessed by the designated erosion control monitor. This designee must be on-site each day that dewatering is occurring_ De-watering activities shall be conducted as shown on the approved plans and shall be monitored daily by the erosion control monitor to ensure that sediment laden water is appropriately settled prior to discharge toward the wetland resource areas. No discharge of water is allowed directly into an area subject to jurisdiction of the Wetlands Protection Act and/or the North Andover Wetland Bylaw. If emergency de- watering requirements arise,the applicant shall submit a contingency plan to the Commission for approval,.which provides for the pumped water to be contained in a settling basin,to reduce turbidity prior to discharge into a resource area. 66. Associated pavement and roadways shall be swept at least once per week or as directed by the Erosion Control monitor,the Site Supervisor,Project Manager,or the Conservation staff for as long as the site remains exposed and unstabilized. 67. Any fill used in connection with this project shall be clean fill, containing no trash, refuse, rubbish or debris, including but not limited to lumber,bricks,plaster, wire, lath,paper, cardboard, pipe, tires, ashes, refrigerators, motor vehicles or parts on any of the foregoing. 68. All exposed soil finish grade surfaces shall be immediately landscaped and stabilized, or loamed, seeded and mulched,with a layer of mulch hay. All disturbed areas must be graded,loamed and seeded prior to October 15th of each year. Outside of the growing season, exposed soil finish grade surfaces shall be stabilized with a layer of mulch hay until climate conditions allow for seeding. During construction, any area of exposed soils that will be left idle for more than 30 days shall be stabilized with a layer of mulch hay or other means approved by the NACC. C:\Winword\00C\350HoltRd.doc 8 NACC 6/11/2008 DEP FILE #242 - 1422 69. No re-grading in the buffer zone shall have a slope steeper than 2:1 (horizontal: vertical). Slopes of steeper grade shall be rip-rapped to provide permanent stabilization. 70. There shall be no stockpiling of soil or other materials within twenty-five (25) feet of any resource area. 71. Washings from concrete trucks, or surplus concrete, shall not be directed to, any drainage system, or wetland resource area. 72. All waste generated by, or associated with, the construction activity shall be contained within the construction area, and away from any wetland resource area. There shall be no burying of spent construction materials or disposal of waste on the site by any other means. The applicant shall maintain dumpsters (or other suitable means) at the site for the storage and removal of such spent construction materials off-site. 73. During and after work on this project, there shall be no discharge or spillage of fuel, or other pollutants into any wetland resource area. If there is a spill or discharge of any pollutant during any phase of construction the NACC shall be notified by the applicant within one (1) business day. No construction vehicles are to be stored within 100 feet of wetland resource areas, and no vehicle refueling, equipment lubrication, or maintenance is to be done within 100 feet of a resource area. AFTER CONSTRUCTION 74. No underground storage of fuel oils shall be allowed on any lot within one hundred (100) feet of any wetland resource area. This condition shall survive this Order of Conditions and shall run with the title of the property. This condition is issued under the authority of the Town's Wetland protection Bylaw. 75. Fertilizers utilized for landscaping and lawn care shall be slow release, low-nitrogen types (< 5%), and shall not be used within 25 feet of a resource area. Pesticides and herbicides shall not be used within 100 feet of a wetland resource area. This condition shall survive this Order of Conditions and shall run with the title of the property. This condition is issued under the authority of the Town's Wetland Protection Bylaw and shall remain in perpetuity. 76. There shall be no dumping of leaves, grass clippings, brush,trash or other debris within the wetland resource area. This condition shall survive the expiration of this Order and shall survive in perpetuity. 77. The approved Operation &Maintenance Plan is fully binding upon the applicant and/or owners, successors,agents,associations,heirs and assigns and must be adhered to in perpetuity. C:\Winword\00C\350HoltRd.doc 9 NACC 6/11/2008 DEP FILE #242 - 1422 78. Prior to the issuance of a Certificate of Compliance,the applicant shall submit an Affidavit from the assignee (s) acknowledging the Operation &Maintenance responsibilities of the stormwater management systems in accordance with the approved Operation & Maintenance Plan and other perpetual conditions mandated in this Order. 79. Upon completion of construction and grading, all disturbed areas located outside resource areas shall be stabilized permanently against erosion. This shall be done either by loaming and seeding according to SCS standards. If the latter course is chosen, stabilization will be considered complete once vegetative cover has been achieved. 80. Upon approved site stabilization by Conservation staff,the erosion controls shall be removed and properly disposed of and all exposed unvegetated areas shall be seeded. 81. Upon completion of the project the applicant shall submit the following to the Conservation Commission as part of a request for a Certificate of Compliance: a. WPA Form 8A - "Request for a Certificate of Compliance." b. A letter from the applicant requesting a Certificate of Compliance. c. The name and address of the current landowner. d. Signed statements from the individual property owners shall be submitted with the request for a Certificate of Compliance indicating that they read and understood the recorded Order of Conditions prior to purchasing their property. e. The name and address of the individual/trust or corporation to whom the compliance is to be granted. f. The street address and assessor's map/parcel number for the project. g. The DEP file number. h. A written statement from a Registered Professional Civil Engineer (and/or Registered Professional Land Surveyor) of the Commonwealth certifying that the work has been conducted as shown on the plan(s) and documents referenced above, and as conditioned by the Commission. i. An"As-Built" plan prepared and signed and stamped by a Registered Professional Civil Engineer (and/or Registered Professional Land Surveyor) of the Commonwealth, for the public record. This plan will include: ➢ "As-Built" post-development elevations of all drainage & stormwater management structures constructed within 100 feet of any wetland resource area. NOTE: If portions of the stormwater systems exist partially within the Buffer Zone than the entire structure must be depicted to accurately verify compliance. ➢ "As-Built" post-development elevations and grades of all filled or altered wetland resource areas including the encompassing buffer zone, which is regulated as a resource area under the local Wetland Protection Bylaw. C:\Winword\00C\350HoltRd.doc 10 NACC 6/11/2008 DEP FILE #242 - 1422 ➢ Distances from structures to wetland resource areas. Structures include (but are not limited to) septic systems, additions,fences,sheds, stone walls, pools, retaining walls, subsurface utilities and decks. ➢ A line showing the limit of work and the extent of existing erosion control devices. "Work" includes any disturbance of soils or vegetation. ➢ Location of all subsurface utilities entering the property. 82. The following special conditions shall survive the issuance of a Certificate of Compliance (COC) for this project: ➢ Discharge or spillage of pollutants (Condition#73); ➢ Maintenance of catch basins (Condition#62); ➢ Maintenance of all culverts, collections basins, traps, outlet structures, subsurface storage areas, and other elements of the drainage system,unless put into an easement to the Town of North Andover, in order to avoid blockages and siltation, which might cause failure of the system and/or detrimental impacts to on-site or off-site resource areas (Condition#58); ➢ Prohibition of underground fuels (Condition#74); ➢ Limitations on the use of fertilizers,herbicides and pesticides (Conditions #75); ➢ Prohibition of dumping of leaves, grass clippings,brush,trash, or other debris (Condition#76); ➢ The attached "Stormwater Operations and Management Plan', including Best Management Practices. No additional filings will be required to conduct maintenance of the above referenced system and plan (Condition#77). it C:\Winword\00C\350HoltRd.doc 11 NACC 6/11/2008 APPENDIX E OPERATION AND MAINTENANCE PLAN STORMWATER STANDARD#9 ESTIMATED MAINTENANCE BUDGET POST CONSTRUCTION O&M SNOW REMOVAL PLAN BMP LOCATION PLAN �I 80007 Projects\2007-023 High St No Andover\-Drainage\Drainage Report.doc Design Consultants, Inc Consulting Engineers and Surveyors U PROJECT NAME DATE DCI JOB NO. East Mill-ins ection and Maintenance Bud et May 7, 2008 2007-023 UNIT COST LABOR & ITEM QUANT, UNIT MATERIALS TOTAL SECTION I -DURING CONSTRUCTION Erosion Control 1800 LF $2.50 Cleanin of Drainage Structures CB, DMH) 38 Each $4,500.00 Cleaningof Rinker Stormceptors 3 $200.00 $7,600.00 Each $1,500.00 $4,500.00 Cleaning of ADS Stormtech Isolator Row 1 Each $500.00 $500.00 Parkin Lot Sweepin 1 Each $1;000.00 $1,000.00 Cleaning Drain Pipes 970 LF $3.00 $ 910.00Sediment Removal 1 Each $500.00 $500.00 Sediment Removal OT Infiltration Basin 1 Each $1,500.00 $1,500.00 Construction Phase Ins ection and Maintenance $23,010.00 SECTION II -POST CONSTRUCTION INSPECTIONS Catch Basins 19 structures) 76 Quarterly $100.00 $7,600.00 Rinker Stormce tors (3 structures 6 Semiannual! $500.00 $3,000.00 Isolator Row 2 Semiannually $100.00 $200.00 Infiltration Trenches 2 Semiannuall $100.00 $200.00 Infiltration Basin 2 Semiannually $100.00 $200.00 Sediment Foreba 4 Quarterly $100.00 $400:0-11 0 Illicit Dischar e 4 Annually $100.00 $400.00 MAINTENANCE Catch Basins 19 structures) 19 Annually $300.00 $5,700.00 Rinker Stormceptors (3 structures) 3 Annually $1,500.00 $4,500.00 Isolator Row 1 Annuall $3,000.00 $3,000.00 Infiltration Basin 2 Semiannually $500.00. $1,000.00 Sediment Forebalf 1 Annually $500.00 $500.00 Existing Drainage Swale 1200 SF $0.35 $420.00 Illicit Dishchar a Sample Testing4 AnnuallyStreet Sweeping $200.00 $800.00 2 Semiannuall $1,000.00 $2,000.00 SNOW REMOVAL Snow Removal 10 Each $500.001--- $5,000.00 Annual Inspection/Maintenance Budget $34,920.00 L PA\2007 Projects\2007-023 High St No Andover\_Documents\BMP Estimate.xls 1 ,, _, lNEILT[3ATQf31 E I.S. TI KIG v OLATQR " CB 1; SNOW' EXISTING CB C815JING _ B #4 ;,. XBIS IING ORM = 1 B ( 44 5 I, i £ 1 j TRATOR £ CB# CB­ 6CB: 7 1 � s k &y I t £ B 1TING n n ------------------- NOW ii fill I I s i ._ STEAAG OR�#2 r— --M I DEEP SUMP CB ` mss d RETAIN EXISTING OUACiy I u r' ® WITH HOOD ((POTENTIAL IOW)CIT NOTE:NO B#8 C OR 10 ! I NG J� � 771 T } 3 O STORMCEPTOR DISCHARGE .✓. F S,S�l+$ `r,v':#+3.3d3 w�. R'CY. i " :ag q• pt" CB#5 r € 1 A 3T0EPTl�R R '.. { STORMTECH 740 f �SNO� WE ("FILT*TION BASIN 0 G Y, POND WITH FOREBAY RETAIN EXISTING OUTFALL a > (POTENTIAL ILLICIT ..J1. R ! , DISCHARGE #2) ' 'L a" STORMTECH INFILTRATOR - —�--J� ISOLATOR ROW : BEST MANAGEMENT PRACTICE (BMP) s . :£ AND SNOW REMOVAL PLANSNOW SNO ST RAGE a r t " CB#4 41 NOW. \ -- x " „•ST4RMC TO '#2 � 77' ._. r RETAIN EXISTING OUTFALL' i 3 p (POTENTIAL ILLICIT ' ` ING I CHAR ) n 1 DIS GE V ' CB#5 , I ry STORMCEPTOR #� �SNOyy� S E�OREIEI v INFIL:TI TION BASIN s f N0 RETAIN EXISTING OUTFALL '+ *` — DISCHARGE (POTENTIAL ILLICIT DISCHARGE #2) t i» RETAIN EXISTING OUTFALL \ (POTENTIAL ILLICIT ` }'" "£ DEEP SUMPCB DISCHARGE #4) s i � i 1'. � '' WITH HOOD NOTE: NO CB#8 OR 10 " RETAIN EXISTING OUTFALLf-" © STORMCEPTOR (POTENTIAL ILLICIT �QISCHARGE Voi \ a `" STORMTECH 740 ��. ter!': yy } }x �t Ia, POND WITH FOREBAY VOM STORMTECH INFILTRATOR Rn ISOLATOR ROW BEST MANAGEMENT PRACTICE (BMP) 3sY AND SNOW REMOVAL . PIAN (PAGE 2) SNOW SNOARST ,°R'GE Design Consultants, Inc. 2—LAniniversary 2�th Cori-sulting Engineers l � �> 765 MEDFORD STREET SOMERVILLE,MA 02143 (617)776-3350 FELEECOPIER NUMBER (617) 776.7710 Post Construction STORMWATER OPERATION AND MAINTENANCE PLAN for the Proposed EAST MILL PHASE IIA Submitted by: RCG EAST MILL LLC 17 Ivaloo Street, Suite 100 Somerville, Massachusetts 02143 Introduction RCG East Mill, LLC. has prepared the following Stormwater Operation and Maintenance Plan for the Owner and Operator of the installed stormwater management system. The system includes; hooded catch basins with deep sumps, Rinker Stormceptor, ADS Isolator Row, ADS Stormtech infiltrators, infiltration basin with sediment forebay, and an existing grassed swale. All structural and_non-structural elements require maintenance and attention to maintain their optimum levels of service for treating stormwater flowing off-site. The increased stormwater created by proposed site improvements will be collected and will receive water quality treatment prior to discharging to an infiltration device. Stormwater exceeding the design storage volume will overflow to either Mill Pond orhe t piping system in High Street, both connecting to an existing sluiceway discharging to Osgood Pond. The pretreatment,,storage, infiltration, and overflow components of the surface and subsurface stormwater management system will provide the necessary levels of sediment and floatable pollutant removal to improve stormwater quality entering the inlet. This plan provides source reduction methods, schedules and procedures to minimize pollutant risks and maintain the desired operation level of the system in the post-development condition. Basic Information Property Owner: RCG EAST MILL LLC 17 Ivaloo Street, Suite 100 Somerville, Massachusetts 02143 Responsible Party: Same as Owner Deed Reference: Essex County Registry of Deeds: BK. 10601 PG. 340 The Operation and Maintenance Plan shall be recorded at the Essex County Registry of Deeds to ensure future maintenance of the installed facilities. Operation & Maintenance (Post-Construction): All inspection and maintenance practices shall be performed according to the Massachusetts Stormwater Handbook, Volume 2, Chapter 2. Structural Approaches: Inspections — During the first year following project completion, all BMPs shall be inspected after each major storm event (greater than 1.5 inches), and again 72 hours after storm to verify that they function as designed. After the first year of operation BMPs shall be inspected as described in this document. The inspector shall note the date of the inspection along with the condition of the structure and amount of trash, debris and/or sediment. Based upon the observed condition, the inspector shall make recommendations based on previously approved criteria for the cleaning of the structure. See below and Inspection/Maintenance Table. Structure Cleaning — All BMPs, with exception of the Stormtech Infiltrators, shall be cleaned annually unless a more restrictive threshold is met (ex. sediment within 2.5ft of lowest CB invert). The land Owner shall remove sand, silt and debris from all hooded catch basins, Stormceptor, ADS isolator Row, infiltration basin, and grassed swale and dispose of the material off-site in a legal manner meeting all DOT & EPA requirements. The land owner shall be careful not to damage the structures so as not to impact the effectiveness of the structures. See bel ow and Inspection/Maintenance Table, F'A20Q7 Projects\200'-02 3 High St No Andoveri_Documents\O&M Post.doc Threshold Criteria Catch Basins (CB) Inspections: Inspect CBs four times per year and at the end of foliage and snow removal seasons. Remove CB grate and measure from lowest invert in CB down to top of sediment. If sediment is within 2.5 feet of invert, structure shall be cleaned. Maintenance: CBs shall be cleaned by clamshell bucket or vacuuming. Sediments shall be disposed of in a legal manner meeting DOT and EPA requirements. Sediment Forebav Inspections: Visually inspect forebay four times per year for sediment build up or erosion. Upstream Stormceptor provides sufficient TSS removal, however infiltration capacity of basin is significantly compromised when sediment is allowed to build up. Clean annually or when sediment is within 5 inches of bottom of stone at forebay outlet, whichever occurs first. Maintenance: Mow grassed area monthly to keep grass between 3-6 inches high. Clean by vacuuming and dispose of sediments in a legal manner meeting DOT and EPA requirements. Re-vegetate as needed for stabilization. Infiltration Basin Inspections: During first year visually inspect after each major storm (>1.5") and again 72 hours later to verify exfiltration is occurring as designed. Note if water remains in basin after 72 hours. After first year visually inspect twice per year. Maintenance: Preventive maintenance shall occur twice per year and shall consist of mowing buffer area, side slopes and basin bottom and rake stone while removing trash and debris. Sediments shall be disposed of in a legal manner meeting DOT and EPA requirements. Grassed Swale Inspections: Visually inspect annually for sediments and erosion, particularly near the culvert ends. Maintenance: Remove sediments annually by vacuuming and dispose of sediments in a legal manner meeting DOT and EPA requirements. Re-vegetate as g needed for stabilization. Mow monthly to keep grass. between 3-6 inches high. P 2007 Projects)2007-023 Sigh St No Andcvcr!_Docurnentsi"?&M Post.doc Illicit Discharges Inspections: Visually inspect outlets to pond for flows during dry weather conditions annually. If dry weather flow is found, take sample and have it tested for contents. Maintenance: If illicit discharge is discovered, the property Owner shall work with local authorities to eliminate source. Rinker Stormceptor-see manufacturer's O&M-attached ADS StormTech Isolator Row—see manufacturer's O&M attached. Non-Structural Approaches: Parking Lot Sweeping — The land owner shall sweep project area a minimum of two times per year, once after the spring thaw (March) and once after the tree leaf fall (November). The owner shall dispose of sediments in a legal manner meeting DOT and EPA requirements. Snow Storage - Proper snow management practices will be implemented to minimize shock and pollutant loading impacts. Plowed snow will be placed in locations identified on the Definitive Pians and BMP Plan. Debris from snow storage sites shall be removed annually in the spring. Additional Information: ADS StormTechs -The maintenance of the StormTech system is reliant upon proper preliminary collection systems maintenance. One must stabilize the site and ensure Stormceptor or Isolator Row and catch basins with hoods are in place and cleaned prior to feeding the StormTech chambers. F­\2007 Projectsi2007-0 3 High St No Andover\_DocurnentslO&M Post.doc Snow Removal RECOMMENDED GUIDELINES These snow disposal guidelines address: (I) site selection; (II) site preparation and maintenance; and (III) emergency snow disposal. I. SITE SELECTION Proposed snow storage locations have been designated on the Definitive Plans and the BMP plan. In the event that additional storage is necessary, the following guideline shall be followed to select storage locations: The key to selecting effective snow disposal sites is to locate them adjacent to or on pervious surfaces in upland areas away from water resources and wells. At these locations, the snow meltwater can filter in to the soil, leaving behind sand and debris which can be removed in the springtime. The following areas should be avoided: 1. Avoid dumping of snow into Mill Pond or any other wetlands because of water quality impacts and flooding. 2. Avoid disposing of snow on top of storm drain catch basins or in stormwater drainage swales or ditches. Snow combined with sand and debris may block a storm drainage system, causing localized flooding. A high volume of sand, sediment, and litter released from melting snow also may be quickly transported through the system into surface water. 3. Do not dump snow within a Zone 11 or Interim Wellhead Protection Area (IWPA) of a public water supply well or within 75 feet of a private well,where road salt may contaminate water supplies. II. SITE PREPARATION AND MAINTENANCE The following maintenance measures should be undertaken for all snow disposal sites: 1. A silt fence or equivalent barrier should be placed securely on the downgradient side of the snow disposal site. 2. To filter pollutants out of the meltwater, a 50-foot vegetative buffer strip should be maintained during the growth season between the disposal site and adjacent waterbodies. 3. Debris should be cleared from the site prior to using the site for snow disposal. 4. Debris should be cleared from the site and properly disposed of at the end of the snow season and no later than May 15. III. EMERGENCY SNOW DISPOSAL If upland disposal sites have been exhausted, snow may be disposed of near waterbodies. A vegetated buffer of at least 50 feet should still be maintained between P:12007 1:1 o,iccts%,-)(x) tr 3> 11;gh St:No Andov& Doctunciat;'_5now RQ novai.doc the site and the waterbody in these situations. Furthermore, it is essential that the other guidelines for preparing and maintaining snow disposal sites be followed to minimize the threat at to ater adjacent w � bodies. Under extraordinary conditions, when all land-based snow disposal options are exhausted, disposal of snow that isnot obviously contaminated with road salt, sand, and other pollutants maybe allowed in certain waterbodies under certain conditions. In these dire situations, notify the Town of North Andover Conservation Commission and the MassDEP Northeast Regional Service Center before disposing of snow in a waterbody. Use the following guidelines in these emergency situations: 1. Dispose of snow in open water with adequate flow and mixing to prevent ice dams from forming. 2. Do not dispose of snow in saltmarshes, vegetated wetlands, certified vernal pools, shellfish beds, mudflats, drinking water reservoirs and their tributaries, Zone IIs or IWPAs of public water supply wells, Outstanding Resource Waters, or Areas of Critical Environmental Concern. 3. Do not dispose of snow where trucks may cause shoreline damage or erosion. 4. Consult with the North Andover Conservation Commission to ensure that snow disposal in open water complies with local ordinances and bylaws. Source: MassDEP Guideline No. BRPGO1-01 High{°t No Andover' Docurniil:.:s�.',.mow Ru`no. ,,'al,doc Storlmooln e Detention-Retention•Recharge Subsurface Stormwater ManagementIm a, s 2 s § T r'I k y � rt 1 is a • CYC F� �S�_:� i � H.$L'! I 4 � S l�fllEl. b � s. VI < •., e Y 3 � Wim5 - u I � Isolator" Row UUNIManual StormTech`° Chamber System for Stormwater Management 10 The IsolatorTm Row 1.1 INTRODUCTION The Isolator Row is typically designed to capture the An important component of any Stormwater Pollution 'first flush"and offers the versatility to be sized on a vol- Prevention Plan is inspection and maintenance. The ume basis or flow rate,basis. An upstream manhole not StormTech Isolator Row is a patent pending technique only provides access to the Isolator Row but typically to inexpensively enhance Total Suspended Solids (TSS) includes a high flow weir such that storm water flowrates removal and provide easy access for inspection and or volumes that exceed the capacity of the Isolator Row maintenance. overtop the over flow weir and discharge through a manifold to the other chambers. The Isolator Row may also be part of a treatment train. a By treating storm water prior to entry into the chamber system, the service life can be extended and pollutants such as hydrocarbons can be captured. Pre-treatment best management practices can be as simple as deep sump catch basins, oil-water separators or can be inno- vative storm water treatment devices. The design of the treatment train and selection of pretreatment devices by the design engineer is often driven by regulatory requirements. Whether pretreatment is used or not, the Isolator Row is recommended by StormTech as an effective means to minimize maintenance requirements and maintenance costs. Note:See the StormTech Design Manual for detailed Looking down the Isolator Row from the manhole opening, woven information on designing inlets for a StormTech. system, geotextile is shown between the chamber and stone base, including the Isolator Row. 1.2 THE ISOLATOR'ROW StormTech Isolator Row with Overflow Spillway The Isolator Row is a row of StormTech chambers, either (not to scale) SC-740 or SC-310 models, that is surrounded with flter OPTIONAL fabric and connected to a closely located manhole for PRE-TREATMENT easy access, The fabric-wrapped chambers provide for settling and filtration of sediment as storm water rises in STORMTECH the Isolator Row and ultimately passes through the filter ISOLATOR ROW fabric. The open bottom chambers and perforated side- walls allow storm water to flow both vertically and horizon- tally out of the chambers. Sediments are captured in the Isolator Row protecting the storage areas of the ad'a MANHOLE � WITH Cent stone and chambers from sediment accumulation. OVERFLOW WEIR Two different fabrics are used for the Isolator Row. A woven geotextile fabric is placed between the stone and the Isolator Row chambers. The tough geotextile provides a media for storm water filtration and provides ECCENTRIC a durable surface for maintenance operations. It is also HEADER _ designed to prevent scour of the underlying stone and remain intact during high pressure jetting. A non-woven fabric is placed over the chambers toP rovide a filter media for flows passing through the perforations in the sidewall of the chamber, OPTIONAL ACCESS STORMTECH CHAMBERS 2 Call StormTech at 888.892.2694 or visit our website at www.stormtech.com for technical and product information, 2.0 Isolatore c ion/ l c StormTech- 2.1 INSPECTION The frequency of Inspection and Maintenance varies by location. A routine inspection schedule needs to be established for each individual location based upon site specific variables. The type of land use (i.e. industrial, commercial residential), anticipated pollutant load, per- cent imperviousness, climate, etc. all play a critical role ` in determining the actual frequency of inspection and maintenance practices, , At a minimum, StormTech recommends annual inspec- tions. Initially, the Isolator Row should be inspected every 6 months for the first year of operation. For subsequent years, the inspection should be adjusted based upon previous observation of sediment deposition. The Isolator Row incorporates a combination of standard manhole(s) and strategically located inspection ports (as needed). The inspection ports allow for easy access Examples of culvert cleaning nozzles appropriate for Isolator Row to the system from the surface, eliminating the need to maintenance. (These are not StormTech products.) perform a confined space entry for inspection purposes. Maintenance is accomplished with the JetVac process. If upon visual inspection it is found that sediment has The JetVac process utilizes a high pressure water noz- accumulated, a stadia rod should be inserted to deter- zle to propel itself down the isolator Row while scouring mine the depth of sediment. When the average depth and suspending sediments. As the nozzle is retrieved, of 5edimgnt e-ceedq 'I Inches throughout the length of the captured pollutants are flushed back into the man- the Isolator Row, clean-out should be performed, hole for vacuuming. Most sewer and pipe maintenance 2.2 MAINTENANCE companies have vacuum/JetVac combination vehicles. Selection of an appropriate JetVac nozzle will improve The Isolator Row was designed to reduce the cost of maintenance efficiency. Fixed nozzles designed for cul- periodic maintenance. By"isolating"sediments to just verts or large diameter pipe cleaning are preferable. one row, costs are dramatically reduced by eliminating Rear facing jets with an effective spread of at least 45" the need to clean out each row of the entire storage are best. Most JetVac reels have 400 feet of hose allow- bed, If inspection indicates the potential need for main- ing maintenance of an Isolator Row up to 50 chambers tenance, access is provided via a manhole(s) located long. The JetVac process&halt only be performed on on the end(s) of the row for cleanout. If entry into the StormTech Isolator Rows that have AASHTO class 1 manhole is required, please follow local and OSHA rules woven geotextile(as specified by StormTech) over for a confined space entries. their angular base stone. StormTech Isolator Row (not to scale) COVER ENTIRE AASHTO 12'MIN ID 25"MAX OD PIPE INSPECTION PORT CLASS 2 NON-WOOVEN TH GIEO EXTILE M288 SET 1.5"FROM BOTTOM LOCATION PER SC-740—8'WIDE STRIP STORMTECH OF CHAMBER ENGINEER'S DRAWING SC-310—VWIDE STRIP ENDCAP CATCH BASIN OR ANHOL V)1 III J '2FT MIN. - Su P 11 WOVEN GEOTEXTILE THAT MEETS AASHTO M288 CLASS 1 REQUIREMENTS,BETWEEN STONE BASE AND CHAMBERS SC-740—5'-6'WIDE STRIP SC-340—4'WIDE STRIP Call StormTech at 888.892.2694 or visit our website at www.stormtech.com for technical and product information. 3 3.0 Isolator Row Step By Step to c Procedures Step 1) Inspect Isolator Row for sediment StormTech Isolator Row(not to scale) A Inspection ports (if present) i ) i. Remove lid from floor box frame 2 ii. Remove cap from inspection riser iii. Using a flashlight and stadiarod, measure depth of sediment and record results on maintenance log. iv. If sediment is at, or above, 3 inch depth proceed to Step 2. If not a proceed to step 3, B) All Isolator Rows i. Remove cover from manhole at upstream end of Isolator Row ii. Using a flashlight, inspect down Isolator Row through outlet pipe 1.Mirrors on poles or cameras may be used to avoid a confined space entry 2.Follow OSHA regulations for confined space entry if entering manhole iii. If sediment is at or above the lower row of sidewall holes (approximately 3 inches) proceed to Step 2. If not proceed to Step 3. Step 2)Clean out Isolator Row using the JetVac process A) A fixed culvert cleaning nozzle with rear facing nozzle spread of 45 inches or more is preferable B) Apply multiple passes of JetVac until backflush water is clean C) Vacuum manhole sump as required Step 3) Replace all caps, lids and covers, record observations and actions Step 4) inspect& clean catch basins and manholes upstream of the StormTech system Sample Maintenance Log 3/15/01 6.3 ft. none New installation.Fixed point is CI frame at.grade djm 9/24/01 6.2 0.1 ft. Some grit felt sm 6/20/03 5.8 0..5 ft. Mucky feet,debris visible in manhole and in ry Isolator row,maintenance due 7/7/03 6.3 ft. 0 System jetted and vacuumed djm -SlormTech Detention•Retention•Recharge Subsurface Stormwater Management" 20 Beaver Road,Suite 104 Wethersfield 1 Connecticut 106109 860.529.8188 1868.892.2694 1 fax 866.328.8401 1 www.stormtech.com StormTech products are covered by one or more of the following patents: U.S.Patents:5,401,459;5,511,903;5,716,163;5,588,778:5.839,844; Canadian Patents:2,158,418 Other U.S.and foreign Patents PendingPrinted in U.S.A. 0 Copyright.All rights reserved,StormTech LLC,2004 5090104-1 WREAft N MATERIALST"" ®` L n z yp y � a Q k G: SS-i �tx THE Manual Owner's Manual Page 1 Stormceptor®Owner's Manual Contents I. Stormceptor Overview 2. Stormceptor System Operation 3. Identification of Stormceptor 4. Stormceptor Maintenance Guidelines 4.1 Recommended Maintenance Procedure 4.2 Disposal of Trapped Material from Stormceptor 5. Recommended Safety Procedures 6. Stormceptor Monitoring Protocol 6.1 Pollutants to be Monitored 6.2 Monitoring Methodology List of Tables Page Table 1. Stormceptor Dimensions 4 Table 2. Stormceptor Capacities 5 Table 3. Sediment Depths Indicating Required Maintenance 5 Table 4. Monitoring Pollutants 9 List of Figures Figure 1. Single Inlet/Outlet"Disc" Insert In-Line Stormceptor 6 Figure 2. STC 450i Inlet Stormceptor g I Rev. 3/2006 Rinker Materials www.rinkerstormceptor.com Owner's Manual Page 2 Thank You? We want to thank you for selecting the Stormceptor System to use in your efforts in protecting the environment. Stormceptor is one of the most effective and maintenance friendly storm water quality treatment devices available. If you have any questions regarding the operation and maintenance of the Stormceptor System,please call your local Rinker Materials representative, or the Stormceptor Information Line at (800) 909-7763. 1. Stormceptor Overview The Stormceptor System is a water quality device used to remove total suspended solids(TSS) and free oil (TPH) from storm water run-off. Stormceptor takes the place of a conventional manhole or inlet structure within a storm drain system. Rinker Materials manufactures the Stormceptor System with precast concrete components and a fiberglass disc insert. A fiberglass Stormceptor can also be provided for special applications. The Stormceptor System product line consists of four patented designs: • The In-Line (Conventional) Stormceptor, available in eight model sizes rangingfrom 900 to 7200 gallon storage capacity. • An In-Line (Series) Stormceptor is available in three model sizes ranging from 11,000 to 16,000 gallon storage capacity. • The Submerged Stormceptor, an in-line system designed for oil and sediment removal in partially submerged pipes, available in all models sizes ranging from 4501 to 16,000 gallon storage capacity. The Inlet Stormceptor is a 450 gallon unit designed for small drainage areas. Stormceptor removes free oil and suspended solids from storm water preventing hazardous spills and non-point source pollution from entering downstream lakes and rivers. Rinker Materials and its affiliates market and manufacture the Stormceptor System in the United States and Australia. Several thousand Stormceptor Systems have been installed in various locations throughout North America, Australia and the Caribbean since 1990. In the Stormceptor, a fiberglass insert separates the treatment chamber from the by-pass chamber. The different insert designs are illustrated in Figures 1 and 2. These designs are easily distinguishable from the surface once the cover has been removed. There are four versions of the in-line disc insert: single inlet/outlet,multiple inlet,in-line series insert and submerged designs. In the non-submerged "disc" design you will be able to see the inlet pipe,the drop pipe opening to the lower chamber,the weir, a 6"oil inspection/cleanout pipe,a large 24" riser pipe opening offset on the outlet side of the structure,and the outlet pipe from the unit. The weir will be around the 24" outlet pipe on the multiple inlet disc insert and on large diameter pipe applications. The STC (series) Stormceptors consist of two chambers comprised of similar fiberglass inserts. These units also contain a " 6 oil/inspection cleanout pipe and 24 outlet riser pipes. The submerged disc insert has a higher weir and a second inlet drop pipe. In the inlet design you will be able to see an inlet drop pipe and an outlet riser pipe as well as a central oil inspection/cleanout port. Rinker Materials www.rinkerstormceptor.com Owner's Manual Page 3 2. StormCe for vstem Ol7ernh�►� The Stormceptor consists of a lower treatment chamber,which is always full of water, and a by-pass chamber. Storm water flows into the by-pass chamber via the storm sewer pipe or grated inlet (Inlet Stormceptor). Normal flows are diverted by a weir and drop pipe arrangement into a treatment chamber. Water flows up through the submerged outlet pipe based on the head at the inlet weir and is discharged back into the by-pass chamber downstream of the weir. The treated storm water continues down stream via the storm sewer system. Oil and other liquids with a specific gravity less than water rise in the treatment chamber and become trapped under the fiberglass insert. Sediment will settle to the bottom of the chamber by gravity. The circular design of the treatment chamber is critical to prevent turbulent eddy currents and to promote settling. During infrequent high flow conditions, storm water will by-pass the weir and be conveyed to the outlet sewer directly. The by-pass is an integral part of the Stormceptor since other oil/grit separators have been noted to scour during high flow conditions (Schueler and Shepp, 1993). For further details please refer to The Stormceptor System Technical Manual. The key benefits of Stormceptor include: • Capable of removing more than 80% of the total sediment load when properly applied as a source control for small drainage areas • Removes free oil from storm water during normal flow conditions • Will not scour or resuspend trapped pollutants • Ideal spill control device for commercial and industrial developments • Vertical orientation facilitates maintenance and inspections • Small foot print 3. All In-Line (including Submerged) Stormceptors are provided with their own frame and cover. The cover has the name STORMCEPTOR clearly embossed on it to allow easy identification of the unit. The name Stormceptor is not embossed on the inlet models due to the variability of inlet grates used/approved across North America. You will be able to identify the Inlet Stormceptor by looking into the grate since the insert will be visible. Once you have located a unit,there still may be a question as to the size of the unit. Comparing the measured depth from the water level (bottom of insert) to the bottom of the tank with Table 1 should help determine the size of the unit. Rinker Materials www.rinkerstormceptor.com Owner's Manual Page 4 Table 1. Stormceptor Dimensions* Model Pipe Invert to Top of Base Slab 4501 60" 900 55" 120071" 1800 105" 2400 94 3600 134" 4800 128" 6000 150" 7200 134" 11000s 13000s 150"** 16000s 134"** * Depths are approximate ** Depths per structure Starting in 1996, a metal serial number tag has been affixed to the fiberglass insert. If the unit does not have a serial number,or if there is any uncertainty regarding the size of the Stormceptor using depth measurements,please contact the Rinker Materials Stormceptor information line at (800) 909-7763 for assistance. 4. Stormceptor Maintenance Guidelines The performance of all storm water quality measures that rely on sedimentation decreases as they fill with sediment (See Table 2 for Stormceptor capacities). An estimate of performance loss can be made from the relationship between performance and storage volume. Rinker Materials recommends maintenance be performed when the sediment volume in the unit reaches 15% of the total storage. This recommendation is based on several factors: • Sediment removal is easier when removed on a regular basis (as sediment builds up it compacts and solidifies making maintenance more difficult). • Development of a routine maintenance interval helps ensure a regular maintenance schedule is followed.owed. he Although t frequency g q cy of maintenance will depend on site conditions,it is estimated that annual maintenance will be required for most applications; annual maintenance is a routine occurrence which is easy to plan for and remember. • A minimal performance degradation due to sediment build-up can occur. In the event of any hazardous material spill,Rinker Materials recommends maintenance be performed immediately. Maintenance should be performed by a licensed liquid waste hauler. You should also notify the appropriate regulatory agencies as required. Rinker Materials www.rinkerstormceptor.com Owner's Manual Page 5 Table 2. Stormceptor Capacities Model Sediment Capacity Oil Capacity Total HoldingCapacity W (L) US gal (L) US gal (L)P y 4501 45 (1276) 86 (326) 470 (1779) 900 75 (213.5) 251 (950) 952 (3604) 1200 113 (3202) 251 (950) 1234 (4671) 1800 193 (5470) 251 (950) 1833 (6939) 2400 155 (4387) 840 (3180) 2462 (9320) 3600 323 (9134) 840 (3180) 3715 (14063) 4800 465 (131.58) 909 (3441) 5059 (19150) 6000 609 (17235) 909 (3441) 6136 (23227) 7200 726 (20551) 1059 (4009) 7420 (28088) 11000s 942 (26687) 2797(1.0588)* 1.11.94(42374) 13000s 1230(34841) 2797 (10588)* 13348 (50528) 16000s 1470 (41632) 3055 (11564)* 15918 (60256) * Total both structures combined 4.1 Recommended Maintenance procedure For the "disc" design,oil is removed through the 6" inspection/cleanout pipe and sediment is removed through the 24" diameter outlet riser pipe. Alternatively,oil could be removed from the 24" opening if water is removed from the treatment chamber, lowering the oil level below the drop pipes. The depth of sediment can be measured from the surface of the Stormceptor with a dipstick tube equipped with a ball valve (Sludge Judge"). It is recommended that maintenance be performed once the sediment depth exceeds the guideline values provided in Table 3 for the reasons noted in Section 4.0 Stormceptor Maintenance Guidelines. Table 3. Sediment Depths Indicating Required Maintenance Model Sediment Depth* 450i 8" 200 mm 900 8" (200 mm) 1200. 10" (250 mm) 1800 15" 375 mm) 2400 12" (300 mm) 3600 17" (425 mm) 4800 15" (375 mm) 6000 18 (450 mm) 7200 15" 375 mm 11000s 17" 425 mm ** 13000s 20" 500 mm)** 16004s 17" (425 mm)** * Depths are approximate ** In each structure Rinker Materials www.rinkerstormceptor.com Owner's Manual Page 6 No entry into the unit is required for routine maintenance of the Inlet Stormceptor or the smaller disc insert models of the In-Line Stormceptor. Entry to the level of the disc insert may be required for servicing the larger disc insert models. Any potential obstructions at the inlet can be observed from the surface. The fiberglass insert has been designed as a platform for authorized maintenance personnel in the event that an obstruction needs to be removed. Typically, maintenance is performed by the Vacuum Service Industry, a well established sector of the service industry that cleans underground tanks, sewers, and catch-basins. Costs to clean a Stormceptor will vary based on the size of the unit and transportation distances. If you need assistance for cleaning a Stormceptor unit,contact your local Rinker Materials representative, or the Stormceptor Information Line at (800) 909-7763. Figures 1 and 2 will help illustrate the access point for routine maintenance of Stormceptor. Sediment and oil Oil removal can be removal can be performed by vacuum truck performed by vacuums through the oil/inspection port Disc Insert Concrete Stormceptor Figure 1 Single Inlet/Outlet "Disc" Insert In-Line Stormceptor Inlet Crate Oil Port Inlet Insert Removable Tee itMaintenance Figure 2 STC 4501 Inlet Stormceptor Rinker Materials www.rinkerstormceptor.com Owner's Manual Page 7 4.2 DUposal of Tra►1Ped Materialafrom StnrWCg The requirements for the disposal of material from Stormceptor are similar to that of any other Best Management Practices dctices (BMP). Local guidelines should be consulted prior to disposal of the separator contents. In most areas the sediment, once dewatered,can be disposed of in a sanitary landfill. It is not anticipated that the sediment would be classified as hazardous waste. In some areas, mixing the water with the sediment will create a slurry that can be discharged into a trunk sanitary sewer. In all disposal options, approval from the disposal facility operator/agency is required. Petroleum waste products collected in Stormceptor(oil/chemical/fuel spills) should be removed by a licensed waste management company. What if I see an oil rainbow or sheen at the Stormceptor outlet? With a steady influx of water with high concentrations of oil, a sheen may be noticeable at the Stormceptor outlet. This may occur because a rainbow or sheen can be seen at very small oil concen- trations (< 10 ppm). Stormceptor will remove over 95% of all free oil and the appearance of a sheen at the outlet with high influent oil concentrations does not mean that the unit is not working to this level of removal. In addition,if the influent oil is emulsified,the Stormceptor will not be able to remove it. The Stormceptor is designed for free oil removal and not emulsified or dissolved oil conditions. 5.0 Recommended Safety Procedures_ Rinker Materials strongly recommends that any person who enters a Stormceptor System follow all applicable OSHA regulations for entry in permit required confined spaces, as outlined in 29 CFR 1910.146. A permit required confined space consists of a space that: • Is large enough and so configured that an employee can bodily enter and perform assigned work. • Has limited or restricted means for entry and exit. • Is not designed for continuous employee occupancy. • Contains or has one of the following: - a potential to contain a hazardous atmosphere. - a material that has the potential for engulfing an entrant. - any other recognized serious safety hazard. Storm water and wastewater systems fall under OSHA guidelines for a permit required confined space. Failure to follow OSHA guidelines for entry and work in ap ermit required confined space can result in serious injury or death. Please exercise extreme caution and follow appropriate safety procedures when entering any confined space. Two square pick holes in the cover vent the Stormceptor, allow for removal of the cover, and provide sampling ports for air quality monitoring before the cover is removed. If you must enter the Stormceptor,please note that if the disc insert inside is wet,it can be slippery. Rinker Materials www.rinkerstormceptor.com Owner's Manual Page 8 Recognizing that every work site is different, the responsibility for safety falls on the contractor. The contractor must ensure that all employees and subcontractors fallow established safety procedures and OSHA regulations for working in and around permit required d c onfned spaces as well as for an t hazard P y other safety that may be present on that particular site. 6.0 g 'rotocol If monitoring of your Stormceptor System is required, we recommend you follow the procedures outlined below by the Rinker Materials Stormceptor office. If you have any questions regarding monitoring please contact the Rinker Materials Stormceptor Product Manager at (800) 909-7763. 6.1 Pollutants to b Mnnitor�d Table 4 indicates the pollutants to be monitored during the storm events and the minimum acceptable detection limit for each pollutant to be analyzed. Approved federal or state laboratory analysis methodologies are to be used for the analysis. The optional metals indicated in Table 4 refer to the Resource Conservation Recovery Act and may be covered by a generic metals scan. Bacteria monitoring will not be required unless explicitly requested elsewhere. Two sediment samples are to be extracted from the:monitored Stormceptor at the end of the study and analyzed for the particle size distribution and water content. A minimum of 8 U.S. sieve sizes should be used to determine the particle size distribution. Sieves that are used must include,but are not limited to 35, 60, 100, 140,200, 270 and 400. Three clay particle sizes must be analyzed to denote particle sizes between 5 and 25 yim. The particle size distributions should be plotted on a standard grain size distribution graph. Rinker Materials www.rinkerstormceptor.com Owner's Manual Page 9 Table 4. Monitoring Pollutants Pollutant Minimum Detection Limit MDL [Tot;alK*elrinhl us ended Solids TSS 5 m /1 hosphorus (P) 0.02 mg/l Nitro en TKN 0.1 m,-/l Copper (Cu) 0.001 mg/1 Cadmium (Cd) 0.005 m a Lead (Pb) 0.05 m /1 Zinc (Zn) 0.01 mg/l Chromium (Cr) 0.01 mg/l Total Petroleum Hydrocarbons (TPH) 1 mg/1 Conductivity 0.1 pinho/cm Fecal Coliform* 1/100 ml Additional Metals (optional) Arsenic (As) 0.005 mg/l Barium (Ba) 0.01 mg/1 Mercury (Hg) 0.0005 mg/l Selenium (Se) 0.005 mgll Silver (Ag) 0.01 mg/I - * Only if explicitly requested in Terms of Reference 6.2 Monitoring ethc�dol_oQv_ The following monitoring protocol should be followed to ensure reasonable monitoring results and interpretation: • Monitoring protocols should conform to EPA 40 CFR Part 136. • The EPA guideline of 72 hours dry period prior to a monitoring event should be used. This will ensure that there is sufficient pollutant build-up available for wash-off during the monitored event. • Flow proportional monitoring must be conducted for the parameters indicated in Table 1. Samples should be analyzed separately for the first flush versus the remainder of the storm event. Monitoring need not extend longer than an 8-hour period after the start of the storm event (composite). • Sediment sampling (measuring the sediment depth in the unit at the beginning and end of the 7 monitoring period) must be conducted. The water content of the sediment layer must be analyzed to determine the dry volume of,suspended solids. Sediment depth sampling will indicate the rate of pollution accumulation in the unit,provide confirmation that the unit is not scouring and confirm the flow proportional monitoring results. A mass balance using the sediment sampling should be calculated to validate the flow proportional sampling. Rinker Materials www.rinkerstormceptor.com Owner's Manual Page 10 • Grab sampling (just taking samples at the inlet and outlet) is an unacceptable methodology for testing the performance of the Stormceptor during wet weather conditions unless it is flow weighted (flow weighted composite sample from numerous grab samples) over the entire storm. • The oil containment area underneath the insert should be inspected via the vent pipe for dry weather spills capture once a month during the monitoring period since the flow rate of a dry weather spill may not trigger the automated samplers. • A tipping bucket rain gauge should be installed on-site to record the distribution of storm intensities and rainfall volume during the monitored events. • Results that are within the laboratory error (both inlet and outlet) or are representative of relatively clean water should be discarded. Typical concentrations of pollutants in storm water are: TSS 100 mg/L Total P 0.33 mg/L TKN 1.50 mg/L Total Cu 34#g/L Total Pb 144p g/L Total Zn 160#g/L A threshold first flush/composite TSS value of 50 mg/L at the inlet to the Stormceptor should be used as the lower limit of an acceptable storm for reporting event efficiency. Monitoring results where the influent TSS concentration is less than 50 mg/L should only be used in mass load removal calculations over the entire monitoring period with other storms where the influent concentration is greater than 50 mg/L. The results should not be analyzed if the influent TSS concentrations during all monitored storms are less than 50 mg/L. Storms where the influent TSS concentration is less than 10 mg/L should be discarded from all analyses. • A threshold storm event volume equal to 1.5 times the storage volume of the Stormceptor being monitored should be used as the lower limit of an acceptable storm for monitoring. • Sampling at the outlet of the Stormceptor should be conducted within the 24" outlet riser pipe to accurately define event performance. • The personnel monitoring the Stormceptor should record incidental information in a logfile. Information such as weather, site conditions, inspection and maintenance information,monitoring equipment failure,etc.provide valuable information that can explain anomalous results. • Laboratory results of monitored samples should be analyzed within 10 days of being submitted to the lab. • Weekly inspections of the sampling tubes,flow meter,rain gauge, and quality samplers should be conducted to ensure proper operation of the monitoring equipment. Debris and sediment that collects around the sampling intakes should be cleaned after each event. • During the installation of automated quality samplers,care should be exercised to ensure that representative samples will be extracted (placement of intakes,ensuring that tubing is not constricted or crimped). • Sampling should be conducted for a minimum of 6 storms. Ideally 15 storms should be sampled if the budget allows. Rinker Materials www.rinkerstormceptor.com BMP INSPECTION/MAINTENANCE TABLE Inspection* Maintenance* • Sweeping by high efficiency vacuum sweeper in March and Street Sweeping November • Dispose of sweepings in a way approved by DOT and EPA. • Clean when sediment is within 2.5ft below lowest outlet or once per • 4 times per year and at the end of year,whichever is first. Catch Basins foliage and snow-removal seasons • Remove accumulated sediment,typically by use of clamshell bucket or vacuuming(preferred). • Check for signs of erosion • Visually inspect 4 times per year for sediment build up and/or erosion • Removing accumulated sediment from forebays or sediment storage u Sediment Forebay areas when 50%of the original volume has been lost • Mow monthly to keep grass between 3-6 inches • Preventative maintenance twice per • Note:Pretreatment BMP(CB's and forebay)maintenance is critical year • Mow buffer area,side slopes,and basin bottom;remove trash,debris, Infiltration Basin grass clippings,and other organic matter • Inspect for proper function after • Cleaning and removing debris after major storm events; (>1.5in. major storms for first 3 months,twice rainfall) per year after • Inspect for proper function after Infiltration Trenches major storms for first 3 months,twice • No maintenance required per year after • Annually for sediments,erosion,and • Remove accumulated sediment,typically by use of clamshell bucket or vacuuming(preferred). Grassed Swale vegetation • Repair eroded areas and re-vegetate as needed • Mow monthly to keep grass between 3-6 inches Snow Storage Areas • Manually clear debris annually in Spring. • Dispose of debris in a way approved by DOT and EPA. Rinker Storinceptor • See manufacturer's O&M(attached) • See manufacturer's O&M(attached) ADS Stormtech Isolator Row • See manufacturer's O&M(attached) • See manufacturer's O&M(attached) • Check Potential Illicit Discharges,as identified on BMP Plan,for dry Illicit Discharges • Annual Visual Inspection weather flows.Dry weather flows shall be sampled and tested for 7 contents to determine whether it is illicit. *Inspections and Maintenance procedures shall be performed according to Massachusetts Stormwater Handbook Volume 2, Chapter 2 P:`,2007 Proj c;ts".20}'7-{)233 High St No Ar)do er`,--Doet-iinents f)&N-,f Table.doc Massachusetts Department of Environmental Protection Bureau of Resource Protection -Wetlands MassDEP File Number: WPA Form 5 - Order of Conditions 242-1422 Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 E. Issuance This Order is valid for three years, unless otherwise specified as a special ('11d l� condition pursuant to General Conditions#f*4, from the date of issuance. 1. Date of Issuance Please indicate the number of members who will sign this form: This Order must be signed by a majority of the Conservation Commission. 2. Number of signers The Order must be mailed by certified mail (return receipt requested) or hand delivered to the applicant. A copy also must be mailed or hand delivered at the same time to the appropriate Department of Environmental Protection Regio ice, if not filing electronically, and the property owner, if different from applicant. Signatures: Notary Acknowledgement Commonwealth of Massachusetts County of Essex North -A ��� On this Day of Month Year Before me, the undersigned Notary Public, & ?y�j">E? 104A)Z , Ae personally appeared Name of Document signer proved to me through satisfactory evidence of identification, which was/were Massachusetts License Description of evidence of identification to be the person whose name is signed on the preceding or attached document, and acknowledged to me that he/she signed it voluntarily for its stated purpose. As member of North Andover Conservation Commission Cityrrown : DO-Ny,I.WEDGE COMtuIOHN ROFMMUSCACHUSETi3 Signature of Notary Public My Comm.Expires Aug.7.29 D/26'!/�f� Printed Name of N7 tary Public rJ Place notary seal and/or any stamp above o wl My Comm' sion txpires(Date) This Order is issued to the applicant as follows: ❑ by hand delivery on [3-*"by certified mail, return receipt requested,on Date Date wpaform5.doc• rev.2/27/08 Page 8 of 10 LIMassachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands MassDEP File Number: WPA Form 5 -- Order of Conditions 242-1422 Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 F. Appeals The applicant, the owner, any person aggrieved by this Order, any owner of land abutting,the land subject to this Order, or any ten residents of the city or town in which such land is located, are hereby notified of their right to request the appropriate MassDEP Regional Office to issue a Superseding Order of Conditions. The request must be made by certified mail or hand delivery to the Department, with the appropriate filing fee and a completed Request of Departmental Action Fee Transmittal Form, as provided in 310 CMR 10.03(7)within ten business days from the date of issuance of this Order.A copy of the request shall at the same time be sent by certified mail or hand delivery to the Conservation Commission and to the applicant, if he/she is not the appellant.Any appellants seeking to appeal the Department's Superseding Order associated with this appeal will be required to demonstrate prior participation in the review of this project. Previous participation in the permit proceeding means the submission of written information to the Conservation Commission prior to the close of the public hearing,requesting a Superseding Order or Determination, or providing written information to the Department prior to issuance of a Superseding Order or Determination. The request shall state clearly and concisely the objections to the Order which is being appealed and how the Order does not contribute to the protection of the interests identified in the Massachusetts Wetlands Protection Act(M.G.L. c. 131, §40), and is inconsistent with the wetlands regulations(310 CMR 10.00). To the extent that the Order is based on a municipal ordinance or bylaw, and not on the Massachusetts Wetlands Protection Act or regulations, the Department has no appellate jurisdiction. Section G, Recording Information is available on the following page. wpaform5.doc• rev.2127/08 Page 9 of 10 Massachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands MassDEP File Number: WPA Form 5 - Order of Conditions 242-1422 Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 G. Recording Information This Order of Conditions must be recorded in the Registry of Deeds or the Land Court for the district in which the land is located, within the chain of title of the affected property. In the case of recorded land, the Final Order shall also be noted in the Registry's Grantor Index under the name of the owner of the land subject to the Order. In the case of registered land, this Order shall also be noted on the Land Court Certificate of Title of the owner of the land subject to the Order of Conditions.The recording information on this page shall be submitted to the Conservation Commission listed below. North Andover Conservation Commission Detach on dotted line, have stamped by the Registry of Deeds and submit to the Conservation Commission. --------------------------------------------------------------------------------------------------------------------------- To: North Andover Conservation Commission Please be advised that the Order of Conditions for the Project at: 21 High Street 242-1422 Project Location MassDEP File Number Has been recorded at the Registry of Deeds of: Essex North County Book Page for: Property Owner and has been noted in the chain of title of the affected property in: Book Page In accordance with the Order of Conditions issued on: Date If recorded land, the instrument number identifying this transaction is: Instrument Number If registered land, the document number identifying this transaction is: Document Number Signature of Applicant wpaform5.doc• rev.2/27/08 Page 10 of 10 DEP FILE # 242 - 1422 APPENDIX A- AFFIDAVIT I. on oath do hereby depose and state: (authorized agent of applicant and/ or owner) (PLEASE CHECK AT LEAST ONE BLOCK) 1) I am the of (position with applicant) (applicant's name) the applicant upon whom the Order of Conditions have been (DEP or NACC File#) placed upon by the North Andover Conservation Commission (NACC). and / or 2) I am the of (position with owner) (owner) the owner upon whose land Order of Conditions have been DEP or NACC File# placed upon by the NACC. ♦ I hereby affirm and acknowledge that I have received said Order of Conditions and have read the same and understand each and every condition,which has been set forth in said Order of Conditions. ♦ I hereby affirm and acknowledge that on this day of , 20-___, I inspected said property together with any and all improvements,which have been made to the same and hereby certify that each and every condition set forth in the Order of Conditions are presently in compliance. ♦ I hereby affirm and acknowledge that this document will be relied upon by the NACC, as well as any potential buyers of said property,which is subject to the Order of Conditions. I Signed under the pain and penalties of perjury this day of ,20 (Authorized agent of applicant or owner) C:\Winword\00C\350HoltRd.doc 12 NACC 6/11/2008 t Lf ° No°T"q" Town of North Andover T i Office of the Planning Departmer@OPOj MY 21 PH 4: 23 Community Development and Services Division 1600 Osgood Street ,1 ' North Andover,Massachusetts 01845 Ply h 1 Y NOTICE OF DECISION Any appeal shall be filed within(20)days after the date of filing this notice in the office of the Town Clerk. Date: May 21,2008 Date of Hearings:2/6/08,3/4/08,4/15/08 and 5/6/08 Date of Decision:May 20,2008 Application of: RCG North Andover Mills LLC c/o RCG,LLC 17 Ivaloo Street,Suite 100 Somerville,Massachusetts 02143 Premises Affected: 21 High Street, North Andover, MA 01845, within the Industrial S Zoning District,Assessors Map 69,Parcel 1,and Map 68,Parcel 10. Referring to the above Application for Planned Development District Special Permit under the requirements of the North Andover Zoning Bylaw, Sections 11, 10.3, and 10.31 and MGL C.40A, Sec. 9 so as to allow for the construction of Phase ILA of a mixed-use redevelopment which includes the renovation and conversion of approximately 65,000 s.f. of existing vacant space to fifty (50) residential one &two bedroom units, the conversion of other space within the existing building to commercial uses, expansion of surface parking to add 149 new parking spaces, landscape and access improvements, drainage and stormwater management improvements,and other improvements as described in the"Plans" cited below. After a public hearing given on the above date,the Planning Board voted unanimously to APPROVE A PLANNED DEVELOPMENT DISTRICT SPECIAL PERMIT based upon the following conditions: OA �IMIf - North Andover Planning Board John Simons, Chairman Alberto Angles,Vice Chairman Jennifer Kusek,Clerk Richard Rowen Richard Nardella Tim Seibert,Alternate RCG North Andover Mills,LLC.—Phase ILA Special Permit-Planned Development District Conditional Approval The Planning Board hereby APPROVES the Planned Development District Special Permit for Phase ILA of a mixed-use development which includes the renovation and conversion of approximately 65,000 s.f. of existing vacant space to fifty (50)residential one & two bedroom units located within the second and fourth floors of Building #3A and fourth and fifth floors of Building #1, the conversion of other space within the existing buildings to commercial uses, expansion of surface parking to add 149 new parking spaces, landscape and access improvements, drainage and stormwater management improvements, and other improvements as described in the"Plans"cited below. This special permit was requested by RCG North Andover Mills LLC, 17 Ivaloo Street, Somerville, MA 02143 on January 18, 2008. RCG North Andover Mills LLC submitted a complete application on February 27, 2008. The application was noticed and reviewed in accordance with the procedures for approval described in Section 11, 10.3 and 10.31 of the Town of North Andover Zoning Bylaw and MGL c.40, sec. 9. The area affected is located at 21 High Street, Map 69 Parcel 1 and Map 68, Parcel 10 totaling approximately 986,867 square feet and located in the I-S Zoning District. The Planning Board makes the following findings as required by the Town of North Andover Zoning Bylaw, Sections 10.3, 10.3 1,and 11. 1. The specific site is an appropriate location for a Planned Development District as it is located in the I- S Zoning District and the PDD plan meets the minimum requirements required by Section 11.4 of the Town of North Andover Zoning Bylaw. Consistent with the objective of the PDD Zoning Bylaw provisions under Section 11.2,the Project will provide for a mixture and diversity of retail,residential and other uses which do not detract from, but which will enhance,the livability and aesthetic qualities of the Machine Shop Village and other neighboring downtown areas. As a project that is proposing to utilize existing buildings, the proposal will promote the efficient use of land while protecting natural resources, such as water resources,wetlands,and floodplains. 2. The use as developed will not adversely affect the neighborhood as this site is located in the Industrial-S Zone and within the Machine Shop overlay district. Further, the Project provides appropriate building, landscaping, and screening setback from adjacent properties. There will be no change in architectural style of existing buildings, and the use is suited for its proposed location in proximity to the downtown and abutting residential,commercial and retail uses. 3. There will be no nuisance or serious hazard to vehicles or pedestrians. The applicant submitted a traffic study dated December 2007 to the Planning Staff and Division of Public Works and the study was found to be accurate and sufficient for the proposed project. The Project will use existing vehicular entries and exists, as well as onsite parking areas,which will result in no hazard to vehicles and pedestrians. 4. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. The project will be on town water and sewer and has been determined acceptable by the Department of Public Works. With the addition of 149 new parking spaces, the Property includes a sufficient number of parking spaces well in excess over the zoning requirements for the current and proposed uses. 5. Since the project proposes uses during Phase ILA are to be located at existing buildings,there will be no visual impacts that would be incompatible with the historic nature of the neighborhood. 6. The project will have no impact on the natural environment. The proposed drainage improvement and construction of the new drainage culvert will improve onsite stormwater management. 2 RCG North Andover Mills,LLC.—Phase II.A Special Permit-Planned Development District Conditional Approval 7. On January 15, 2008, the Planning Board approved the Preliminary Planned Development District Special Permit for the second phase (Phase II) of the multi-phased, mixed-use development which included: (a) the redevelopment and conversion of 65,000 s.f. of existing buildings to 50 1- and 2- bedroom apartments to be located on the ground floor of Building No. 3A, and upper floors of Buildings 1, IA, 3, 3A, and 32, with an address of 120 Water Street; (b) renovation of 50,000 s.fof existing space for commercial uses allowed in the Planned Development District; (c) construction of new parking spaces to support the proposed uses; (d) construction of 39-unit residential building located adjacent to the existing mill pond; (e) construction of 98 new one- and two-bedroom residential units proposed to be located on and adjacent to the existing structured parking garage; and, (f) streetscape and associated improvements to the parking areas and landscaping. This Decision relates solely to items(a),(b), and(c)of Phase II("Phase II.A."). The Planning Board also makes findings under Section 11.2 of the Zoning Bylaw that Phase II.A of this PDD is in harmony with the general purpose and intent of the Bylaw, including Sections 11.2 and 10.3, and that the PDD provides for a mixture of land usage at designated locations at greater density and intensity than would normally be allowed. In particular,the Planning Board finds that this project: 1. Does not detract from the livability and aesthetic qualities of the environment. The project will provide for a mixture and diversity of retail, residential and other uses which will enhance the livability and aesthetic qualities of the Machine Shop Village and other neighboring downtown areas. Further,the project will preserve the existing architectural style of the mill buildings. 2. The proposed use is in harmony with the general purpose and intent of the Zoning Bylaw. The proposed uses are permitted under the PDD provisions of the Zoning Bylaw,and will serve to provide a mix of uses consistent with the Town's objectives in the Machine Shop Village area. The project will return a portion of a largely vacant and underutilized property back into productive use. Further, the proposed uses will further provide for pedestrian amenities to complement the surrounding uses. The project will enhance the aesthetics of the property with new streetscape amenities, landscaping, and screening. 3. Promotes more efficient use of land while protecting natural resources, such as water resources, wetlands, floodplains and wildlife. Phase II.A of the project includes the renovation of existing buildings and will have no impact on the natural environment: 4. Promotes a diversity of housing opportunities at a variety of costs within North Andover's downtown. SPECIAL CONDITIONS: Finally, the Planning Board finds that the Planned Development District complies with Town Bylaw requirements so long as the applicant complies with the following conditions: 1. The developer shall designate an independent Environmental Monitor who shall be chosen in consultation with the Planning and Community Development Staff. The Environmental Monitor must be available upon four (4) hours notice to inspect the site with the Planning Board designated official. The Environmental Monitor shall make inspections as determined necessary by the Town Planner to assure compliance with this decision. The monitor shall meet with the Town Planner at 3 RCG North Andover Mills,LLC.—Phase ILA Special Permit-Planned Development District Conditional Approval appropriate intervals and file monthly written reports to the Planning Board detailing areas, if any, of non-compliance with approved plans and conditions of the site plan approvals. 2. Construction Monitor: The applicant shall designate an independent Construction Monitor who shall be chosen in consultation with the Planning Department. The Construction Monitor must be available upon four (4) hours' notice to inspect the site with the Planning Board designated official. The Construction Monitor shall make weekly inspections of the project and file monthly reports to the Planning Board throughout the duration of the project. The monthly reports shall detail area of non- compliance, if any and actions taken to resolve these issues. The designated monitor may not be the applicant and/or developer. The designated monitor may not be applicant and/or developer. The weekly inspections and monthly reports provided to the Planning Department shall include the following: a) site clearing; b) erosion control; c) drainage and detention structures; d) on-site water and sewer utilities; e) parking spaces and related pavement; f) curb cuts; g) retaining walls; h) site screening, landscaping and street trees; i) site restoration; j) final site cleanup. 3. It shall be the responsibility of the developer to assure that no erosion on the site shall occur which will cause deposition of soil or sediment upon adjacent properties or public ways, except as normally ancillary to off-site sewer and other off-site construction. Off-site erosion in relation to the streetscape improvements will be a basis for the Planning Board making a finding that the project is not in compliance with the plan. 4. Prior to endorsement of the plans (described in Paragraph 4.c.(2) through (6) belowxthe "Final Plans")by the Planning Board and recording the same with the Registry of Deeds,the Applicant shall adhere to the following: a. The applicant shall post(per agreement with the North Andover Planning Board) a Site Opening Bond in the amount of five thousand ($5,000) to be held by the Town of North Andover. The Guarantee shall be in the form of a check made payable to the Town of North Andover escrow account. This amount shall cover any contingencies that might affect the public welfare such as site-opening, clearing, erosion control and performance of any other condition contained herein, prior to the posting of the Performance Security as described in Special Condition 8(a) of this Conditional Approval. This Performance Guarantee may at the discretion of the Planning Board be rolled over to cover other bonding considerations, be released in full, or partially retained in accordance with the recommendation of the Planning Staff and as directed by the vote of the North Andover Planning Board. b. Any new conservation easements relative to the Project must be supplied to Planning Staff and reviewed and approved by Town Counsel. c. For purposes of this Decision, the Planning Board Approves the following building designs as depicted in the following"Plans'as follows 4 RCG North Andover Mills,LLC.—Phase ILA Special Permit-Planned Development District Conditional Approval i. An existing conditions survey entitled"ALTA/ACSM Land Title Survey,Water St. and High St.,North Andover,MA,"dated January 8,2007, prepared by Coneco,Engineer,,Scientists, and Land Surveyors,4 First Street,Bridgewater,MA,02324; ii. Set of definitive plans,consisting of nine(9)sheets,entitled"Submission of Definitive Plan Phase IIA, East Mill,High Street,North Andover,MA,"dated May 15,2008,prepared by Design Consultants,Inc.,265 Medford Street, Somerville,MA 02143; iii. A set of residential unit plans,consisting of five(5)sheets,entitled"North Andover Mills," dated January 10,2008,prepared by Khalsa Design,Inc., including: Second Floor Plan , Bldg. 3 (Dwg.A-102),Third Floor Plan,Bldg. 3 (Dwg.No. A-103),Fourth Floor Plan, Bldg. 3 (Dwg.No. A-104), and Fifth Floor Plan,Bldg. 3 (Dwg.No.A-105);and iv. A roadway and landscaping plan entitled"Landscape Plan—East Mill,Phase II.A"consisting of three (3) sheets(L1.0,L2.0 and L.3.0), dated May 15,2008,prepared by LandWorks Studio,Inc.; 5. Recording of Decision and Plans: Prior to the issuance of a Building Permit,a copy of this Decision,including the Phased Development Schedule attached hereto, shall be recorded with the Final Plans, and one certified copy of the recorded decision and Final Plans must be submitted to the Planning Department. 6. Prior to the Start of Construction: a. A pre-construction meeting shall be held with the applicant, Town Planner, Director of Engineering from the Department of Public Works, Building Inspector, and the designated Environmental Monitor and Construction Monitor as listed in Special Conditions 41 and#2. The purpose of this meeting will be to review the phasing of the development. The applicant will also discuss the traffic mitigation and any possible road closures and/or traffic mitigation which may occur as a result of the installation. b. A construction schedule shall be submitted to the Planning Staff for the purpose of tracking the construction and informing the public of anticipated activities on the site. 7. Throughout and During Construction: a. Dust mitigation and roadway cleaning must be performed weekly,or as deemed necessary by the Town Planner,throughout the construction process. b. Street sweeping must be performed, at least once per month,throughout the construction process, or more frequently as directed by the Town Planner. c. Hours of operation during construction are limited from 7 a.m. to 7 p.m., Monday through Friday and 8 a.m.—5 p.m.on Saturdays. 8. Prior to the issuance of a Building Permit: a. A Performance Guarantee in an amount to be determined by the Planning Board,shall be posted to ensure completion of the work in accordance with the Plans approved as part of this conditional 5 RCG North Andover Mills,LLC.—Phase II.A Special Permit-Planned Development District Conditional Approval approval. The bond must be in the form acceptable to the North Andover Planning Board. Items covered by the Bond may include,but shall not be limited to: i. as-built drawings; ii. sewers and utilities; iii. roadway construction and maintenance; iv. lot and site erosion control; V. site screening and street trees; vi. drainage facilities; vii. site restoration;and viii. final site cleanup. b. The applicant shall adhere to the following requirements of the Fire Department and the Building Department: i. All structures must contain a residential and/or commercial fire sprinkler system. The plans and hydraulic calculations for each residential and/or commercial system shall be submitted for review and approval by the North Andover Fire Department. Plans and hydraulic calculations for each residential and/or commercial system must also be supplied to the Building Department when applying for a building permit. c. The applicant must comply with the Section 4.2 of the Town of North Andover Zoning Bylaw until such time as Section 4.2 expires on July 1, 2009 unless otherwise amended or waiver granted by the Planning Board. d. The applicant is required to pay sewer mitigation fees in accordance with the current and prescribed policies at the Department of Public Works. These fees are based on the number of bedrooms. Proof of payment must be supplied to the Planning Department. e. The applicant, its employees, successors or assigns, shall be obligated to become a participating member of the Merrimack Valley Transportation Management Association(MVTMA),subject to payment of all dues and other obligations of membership and such membership shall apply to all phases of this project. The applicant, its successors or assigns, shall remain a member for a period of two (2)years commencing within six(6)months after the date this Decision is recorded and shall be required to file a declaration stating such membership is current on or before January 15`"annually to the Planning Department. Information regarding the MVTMA can be obtained from the Planning Department. If the applicants, its employee's successors or assigns are required to comply with a substantial increase in the fees required by the MVTMA, or other unforeseen complications relative to their required membership in the MVTMA or obligations therefore shall arise, the applicants, its employees, successors or assigns shall have the opportunity to appear before the Planning Board. The Planning Board shall then determine whether or not such required membership in the MVTMA shall continue. 9. Prior to verification of a Certificate of Occupancy. a. The applicant shall adhere to the following requirements of the North Andover Fire Department and the North Andover Building Department.All structures must contain a residential and/or commercial fire sprinkler system. Said fire sprinkler systems must be installed in accordance with referenced standard NFPA 13D and in accordance with 780 CMR, Chapter 9 of the Massachusetts State Building Code.Certification that the systems have been installed properly in accordance with the 6 RCG North Andover Mills,LLC.—Phase ILA Special Permit-Planned Development District Conditional Approval above referenced regulations must be provided from both the North Andover Fire Department and the North Andover Building Department to the applicant. The applicant must then provide this certification to the North Andover Planning Department. p 10. Prior to final release of security: a. The Planning Staff shall review the site. Any screening as may be reasonably required by the Planning Staff will be added at the applicant's expense. b. A final as-built plan showing final topography,the location of all on-site utilities, structures, curb cuts, parking spaces and drainage facilities must be submitted to and reviewed by the Planning Staff and the Division of Public Works. 11. If applicable, tree cutting shall be kept to a minimum throughout the project to minimize erosion and preserve the natural features of the site. 12. The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation. 13. Gas, Telephone, Cable and Electric utilities shall be installed underground as specified by the respective utility companies. 14. The Applicant has filed with the Planning Office an Open Space Plan along with a form of Conservation Restriction encompassing an area meeting the Usable Open Space requirements under Section 11.5 of the Zoning Bylaw. Such Conservation Restriction shall be executed by the Applicant and held by the Planning Board in escrow until such time as the improvements proposed on the Property (including those improvements related to Phase I, Phase II, and such other phases approved by the Planning Board) are substantially completed, and the final terms of the Conservation Restriction are satisfactorily agreed upon by the Applicant and Planning Board prior to the recording of the same. 15. This special permit approval shall be deemed to have lapsed after May 20, 2010 (two years from the date permit granted)unless substantial construction of roadway and utilities has commenced. 16. The provisions of the Special Permit shall apply to and be binding upon the applicant, its employees, contractors and subcontractors and all successors in interest or control. 17. The developer shall implement and follow all requirements set forth in this decision (Special Conditions 1-14), the plans and reports referenced below and previous decisions issued by Planning Board for Phase I of this project. Failure to comply with all requirements therein and the conditions of this approval shall be the basis for the Planning Board, voting by majority vote, to stop all site work and construction until defects on the site are corrected and the development is put back into plan compliance. Plan compliance will be solely determined by a majority vote of the Planning Board based upon the developers written comments and the conditions contained herein. 18. Any changes deemed substantial by the Town Planner shall be presented to the Planning Board for a determination by the Board whether such changes would merit a public meeting or hearing and/or Special Permit modification. 19. The following materials and plans are included as part of this decision: 7 RCG North Andover Mills,LLC.—Phase II.A Special Permit-Planned Development District Conditional Approval Report titled: Application for Definitive Plan Approval for Planned Development District (PDD)Special Permit—Phase IIA Prepared for: RCG North Andover Mills,LLC. 17 Ivaloo Street Somerville,MA 02143 Prepared by: RCG North Andover Mills,LLC. 17 Ivaloo Street Somerville,MA 02143 Dated: Received January 18, 2008,Revised May 15,2008 Attachements: A through G Report titled: Drainage Report for East Mill Phase IIA North Andover,MA Prepared for: RCG North Andover Mills,LLC. 17 Ivaloo Street Somerville,MA 02143 Prepared by: Design Consultants,Inc. 265 Medford Street Somerville,MA 02143 Dated: Received February 2008,Revised 3/3/08,4/8/08 APPEAL: Any person aggrieved by this Decision by the Planning Board, if any, may file an appeal of this Decision by bringing an action within twenty(20)days after the Decision has been filed in the Office of the Town Clerk pursuant to Section 17 of Mass. Gen. Laws Chapter 40A. cc: Applicant Engineer File I� 8 Exhibit A � p10RT1.r q op Town of North Andover 01 Office of the Planning Department Community Development and Services Division 1600 Osgood Street ' �9SsqC►+USE`�`h g North Andover,Massachusetts 01845 NOTICE OF PHASED DEVELOPMENT SCHEDULE -- 2007-2011 Application of: RCG North Andover Mills LLC 17 Ivaloo Street Somerville,Massachusetts 02143 Premises Affected: East Mill Phases I and II.A, 120 Water Street, North Andover, MA,within the Industrial S Zoning District as modified pursuant to the Planned Development District Zoning Bylaw(Section 11) Special Permit,Assessors Map 69,Lot 1 and Map 68,Lot 1. Referring to the requirements of the North Andover Zoning Bylaw, Section 4.2 of the North Andover Zoning Bylaw (Phased Development Bylaw), this form represents the schedule for allowing the following dwelling units to be considered eligible for building permits under the Town of North Andover Phased Development Bylaw(Section 4.2 of the North Andover Zoning Bylaw). Pursuant to Section 4.2, this Phased Development Schedule must be recorded with the Planned Development District Special Permit Decision with the Town Clerk,and no building permits for residential units shall be issued pursuant to this schedule until the Applicant records the approval Decision with the Phased Development Schedule at the Essex North District Registry of Deeds. The Planning Board,by its signature or by the signature of a duly authorized representative below, does hereby establish for East Mill-Phases I(20 Units)and II.A.(50 Units),the above-referenced development schedule that limits the number of building permits that can be issued for the residential units as part of the East Mill-Phase I and Phase ILA Projects approved as part of the Planned Development District Special Permits issued pursuant to Section 11 of the North Andover Zoning Bylaw. The Applicant, its successors and assigns shall conform to the following schedule that limited the number of residential units eligible for building permits for the years identified below. Total Residential Units Number of Units for Which Number of Units for -Phases I and II.A Building Permits Can Be Which Building Permits Issued in Calendar Year Can Be Issued in 2007 Calendar Year 2008 70 14 14 Total Residential Units Number of Units for Which Number of Units for --Phase II.A Building Permits Can Be Which Building Permits Issued in Calendar Year Can Be Issued in 2009 Calendar Year 2010 14 14 Number of Units for Which Building Permits Can Be Issued in Calendar Year 2011 14 Total 70 Units 1 228 MAY 21 P' : 23 �f==�•° ;•�" Town of North Andover p Office of the Planning Department iY# ; Community Development and Services Division MAS '�r, ' `► y 1600 Osgood Street r4 �4SSACHUSti�� North Andover, Massachusetts 01845 NOTICE OF PHASED DEVELOPMENT SCHEDULE -- 2007-2011 (Cont'd) This Notice of Phased Development a D opnient Schedule supersedes the Notice of Phased Development Schedule for i Phase I recorded with the Essex North District Registry of Deeds in Book 10993,Page 51. Signature of Planning Board Member or Authorized Representative Date: 1vlay2.(,2008 Signature of Property Owner or Authorized Representative <_ Date: May,'j1,2408 R NORTH,ti o Town of North Andover �`� > w ° : ' Office of the Planning Department * Community Development and Services DivW6 1Y 21 �' ' I 1600 Osgood Street SSACHUS North Andover, Massachusetts 01845 VA(AA ; r VA(", ,4 � NOTICE OF DECISION Any appeal shall be filed within (20) days after the date of filing this notice in the office of the Town Clerk. Date: May 21,2008 Date of Hearing: 2/6/08,3/4/08,4/15/08 and 5/6/08 Date of Decision:May 20,2008 Application of: RCG North Andover Mills LLC c/o RCG,LLC 17 Ivaloo Street,Suite 100 Somerville,Massachusetts 02143 Premises Affected: 21 High Street, North Andover,MA 01845, within the Industrial S Zoning District,Assessors Map 69,Parcel 1,and Map 68,Parcel 10. Referring to the above Application for a Site Plan Review Special Permit from the requirements of the North Andover Zoning Bylaw, Sections 8.3, 10.3, and 10.31 and MGL C.40A, Sec. 9 so as to allow for the construction of Phase Il.A of a mixed-use redevelopment which includes the renovation and conversion of approximately 65,000 s.£ of existing vacant space to fifty (50) residential one & two bedroom units, the conversion of other space within the existing building to commercial uses, expansion of surface parking to add 149 new parking spaces, landscape and access improvements, drainage and stormwater management improvements,and other improvements as described in the"Plans"cited below After a public hearing given on the above date, the Planning Board voted unanimously to APPROVE a SITE PLAN SPECIAL PERMIT based upon the following conditions: North Andover P nning Board John Simons, Chairman Alberto Angles,Vice Chairman Jennifer Kusek, Clerk Richard Rowen Richard Nardella Tim Seibert,Alternate t RCG North Andover Mills,LLC.—Phase ILA Site Plan Review Special Permit Conditional Approval May 20,2008 The Planning Board hereby unanimously APPROVES the Site Plan Special Permit for Phase ILA of a mixed-use redevelopment which includes the renovation and conversion of approximately 65,000 s.f. of existing vacant space to fifty (50) residential one & two bedroom units, the conversion of other space within the existing building to commercial uses, expansion of surface parking to add 149 new parking spaces, landscape and access improvements, drainage and stormwater management improvements, and other improvements as described in the"Plans"cited below This Application for Special Permit was filed by RCG North Andover Mills LLC, 17 Ivaloo Street, Somerville, MA 02143 on January 18, 2008. The area affected is located at 21 High Street, Map 69 Parcel 1 and Map 68, Parcel 10 totaling approximately 986,867 square feet and located in the I-S Zoning District. The Applicant submitted a complete application which was noticed and reviewed in accordance with Sections 8.3, 10.3, and 10.31 of the Town of North Andover Zoning Bylaw and MGL c.40A, sec. 9. The Applicant has filed with the Planning Board all plans and reports required under the North Andover Zoning Bylaws, including but not limited to the information required under Section 8.3 and 10.31 of the North Andover Zoning Bylaws. During the review process,the Applicant and its professional consultants also submitted various revisions to the plans along with various supplemental memoranda and correspondence in response to requests by the Planning Board, and by the various departments within the Town of North Andover that reviewed the project. All of these plans, reports and correspondence are contained in the Planning Board's files and are hereby incorporated by reference into the public record for this hearing. The Planning Board makes the following findings as required by the North Andover Zoning Bylaws Section 8.3 and 10.3, as well as Section 9 of M.G.L.c.40A: 1. The specific site is an appropriate location for a Planned Development District(PDD) as it is located in the I-S Zoning District and the PDD plan meets the minimum requirements required by Section 11.4 of the Town of North Andover Zoning Bylaw. 2. The use as developed will not adversely affect the neighborhood as this site is located in the Industrial-S Zone and within the Machine Shop Village overlay district. Further,the Project provides appropriate building, landscaping, and screening setback from adjacent properties. There will be no change in architectural style of existing buildings and the use is suited for its proposed location in proximity to the downtown and abutting residential,commercial, and retail uses. 3. There will be no nuisance or serious hazard to vehicles or pedestrians. The applicant submitted a traffic study dated December 2007 to the Planning Staff and Division of Public Works and the study was found to be accurate and sufficient for the proposed project. The Project will use existing vehicular entries and exists, as well as onsite parking areas,which will result in no hazard to vehicles and pedestrians. 4. The landscaping approved as a part of this plan meets the requirements of Section 8.4 of the North Andover Zoning Bylaw and provides for sufficient buffering for the surrounding area and abutting residential properties. 5. The site drainage system has been reviewed by the Division of Public Works. No significant changes are proposed for the site regarding drainage facilities or impervious areas. 6. The Applicant has met the requirements of the North Andover Zoning Bylaw for Site Plan Review, including all filing requirements as stated in Sections 8.3, 10.3 and 10.31 of the Zoning Bylaw. 2 RCG North Andover Mills,LLC.—Phase II.A Site Pian Review Special Permit Conditional Approval May 20,2008 7. Adequate and appropriate facilities will be provided for the proper operation of the proposed use and the use is in harmony with the general purpose and intent of this Zoning Bylaw. The project will provide for municipal water,sewer and utilities on the property to adequately address the needs of the project. Finally the Planning Board finds that this project complies with the Town of North Andover Zoning Bylaw requirements as listed in Section 8.3, 10.3 and 10.31 but requires conditions in order to be fully in compliance. The Planning Board hereby unanimously votes to both grant the requested waivers as described in the Applicant's application, and also unanimously votes to grant approval of the Applicant's proposed project as described in the "Plans" and other supporting information described in the public record,provided the following conditions are met: SPECIAL CONDITIONS: 1. Permit Definitions: a. The "Locus" refers to the 986,867 s.f. of land with frontage on High Street and Water Street, as shown on Assessors Map 99, Parcel 1, and Map 68, Parcel 10, and also known as 21 High Street and 120 Water Street,North Andover,Massachusetts. b. The"Plans"refer to the plans as follows: 1. An existing conditions survey entitled"ALTA/ACSM Land Title Survey,Water St. and High St., North Andover, MA," dated January 8, 2007, prepared by Coneco, Engineer, Scientists, and Land Surveyors,4 First Street,Bridgewater,MA, 02324; 2. Set of definitive plans, consisting of nine (9) sheets, entitled "Submission of Definitive Plan Phase IIA, East Mill, High Street, North Andover, MA," dated May 15, 2008, prepared by Design Consultants,Inc.,265 Medford Street,Somerville,MA 02143; 3. A set of residential unit plans, consisting of five (5) sheets, entitled "North Andover Mills," dated January 10, 2008, prepared by Khalsa Design, Inc., including: Second Floor Plan , Bldg. 3 (Dwg. A-102), Third Floor Plan , Bldg. 3 (Dwg. No. A-103), Fourth Floor Plan , Bldg. 3 (Dwg.No.A-104),and Fifth Floor Plan,Bldg. 3 (Dwg.No.A-105);and 4. A roadway and landscaping plan entitled"Landscape Plan—East Mill,Phase II.A" consisting of three (3) sheets (LI.0, L2.0 and L.3.0), dated May 15, 2008, prepared by LandWorks Studio,Inc. c. The "Project" or "East Mill Phase ILA" refers to the renovation and conversion of approximately 65,000 s.£ of existing vacant space to fifty (50) residential one & two bedroom units,the conversion of other space within the existing building to commercial uses, expansion of surface parking to add 149 new parking spaces, landscape and access improvements, drainage and stormwater management improvements, and other improvements as stated in the Plans; d. The"Applicant"refers to RCG North Andover Mills LLC,the applicant for the Special Permit. e. The "Project Owner"refers to the person or entity holding the fee interest to the title to the Locus from time to time,which can include but is not limited to the Applicant,developer,and owner. 3 RCG North Andover Mills,LLC.—Phase ILA Site Plan Review Special Permit Conditional Approval May 20,2008 2 Environmental Monitor: The developer shall designate an independent Environmental Monitor who p � P shall be chosen in consultation with the Planning and Community Development Staff. The Environmental Monitor must be available upon four (4) hours notice to inspect the site with the Planning Board designated official The Environmental Monitor will be required to inspect all such devices and oversee cleaning and the proper disposal of waste products if applicable. 3. Construction Monitor: The Applicant shall designate an independent construction monitor who shall be chosen in consultation with the Planning Department. The construction monitor must be available upon four (4) hours notice to inspect the site with the Planning Board designated official. The construction monitor shall make weekly inspections of the project and file monthly reports to the Planning Board throughout the duration of the project. The monthly reports shall detail areas of non- compliance and actions taken to resolve such issues. The designated monitor may not be applicant and/or developer. The weekly inspections and monthly reports provided to the Planning Department shall include the following: a. Site clearing; b. Erosion control; c. Drainage and detention structures; d. On-site water and sewer utilities; e. Parking spaces and related pavement; f Curb cuts; g. Retaining walls; h. Site screening, landscaping and street trees; i. Site restoration; j. Final site cleanup; and k. Temporary storage of construction debris,dirt,and equipment. 4. PRIOR TO THE ENDORSEMENT OF THE PLANS BY THE PLANNING BOARD, THE APPLICANT MUST COMPLY WITH THE FOLLOWING CONDITIONS: a. The final plans described in Paragraph Lb(2) through (4) (the "Final Plans") must be reviewed and approved by the DPW and the Planning Department and be endorsed by the Planning Board. The Final Plans shall be modified to include a Planning Board endorsement block and must be submitted for review within ninety(90)days of filing the decision with the Town Clerk. Failure to submit and obtain Planning Board endorsement within the 90-day period will automatically cause the approval to become null and void. b. The final site drainage system must be designed in accordance with the Town Bylaw requirements and reviewed by the Division of Public Works. All storm water drainage control facilities utilized by the site shall be shown on the site plan. Written confirmation of said review and approval by the Department of Public Works must be submitted to the Planning Department. c. A bond in the amount of five thousand($5,000)dollars must be posted for the purpose of insuring that a final as-built plan showing the location of all on-site utilities, structures, curb cuts,parking spaces, topography, and drainage facilities is submitted. The bond is also in place to insure that the site is constructed in accordance with the approved plan. The form of security must be acceptable to the Planning Board. d. All site plan application and escrow fees must be paid in full and verified by the Town Planner. 4 RCG North Andover Mills,LLC.—Phase ILA Site Plan Review Special Permit Conditional Approval May 20,2008 5. PRIOR TO THE START OF CONSTRUCTION: a. A construction schedule shall be submitted to the Planning Staff for the purpose of tracking the construction and informing the public of anticipated activities on the site. b. All applicable erosion control measures must be in place and reviewed and approved by the Planning Department. c. It shall be the responsibility of the developer to assure that no erosion on the site shall occur which will cause deposition of soil or sediment upon adjacent properties or public ways, except as normally ancillary to off--site sewer or other off-site construction. Off-site erosion will be a basis for the Planning Board making a finding that the project is not in compliance with the plan; provided, however, that the Planning Board shall give the developer written notice of any such finding and ten days to cure said condition. d. A pre-construction meeting must be held with the developer, their construction employees, Planning Department, Building Department, Town Engineer, and Police Department to discuss scheduling of inspections, the construction schedule, and the process/method of informing the public of the anticipated activities on the site. The applicant will also discuss the traffic mitigation and any possible road closures, which may occur as a result of the construction. The applicant will coordinate with the North Andover Police Department if the construction of the project necessitates Police traffic details. Minutes of the meeting must be submitted to the Planning Board prior to the start of construction. e. The developer shall provide the Planning Board with copies of permits, plans and decisions received from all other North Andover Land-Use Boards or departments. In addition to receipt of these plans, the Applicant shall supply the Town Planner with a letter outlining any and all revisions resulting from said permits, plans and decisions received from other town boards, commissions and departments that differ from the approved plans. 6. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT: a. Three(3)copies of the signed,recorded plans must be delivered to the Planning Department. b. One certified copy of the recorded decision must be submitted to the Planning Department. c. The project owner shall adhere to the following requirements of the North Andover Fire Department and the North Andover Building Department: 1. All structures must contain a residential and/or commercial fire sprinkler system. The plans and hydraulic calculations for each commercial system shall be submitted for review and approval, if required, by the North Andover Fire Department. Plans and hydraulic calculations for each residential and/or commercial system must also be supplied to the Building Department. d. The applicant, its employees, successors or assigns, shall be obligated to become a participating member of the Merrimack Valley Transportation Management Association(MVTMA), subject to payment of all dues and other obligations of membership and such membership shall apply to all phases of this project. The applicant, its successors or assigns, shall remain a member for a p p J 5 RCG North Andover Mills,LLC.—Phase ILA Site Plan Review Special Permit Conditional Approval May 20,2008 period of two (2)years commencing within six(6)months after the date this Decision is recorded and shall be required to file a declaration stating such membership is current on or before January 15tt'annually to the Planning Department. Information regarding the MVTMA can be obtained from the Planning Department. If the applicants, its employee's successors or assigns are required to comply with a substantial increase in the fees required by the MVTMA, or other unforeseen complications relative to their required membership in the MVTMA or obligations therefore shall arise, the applicants, its employees, successors or assigns shall have the opportunity to appear before the Planning Board. The Planning Board shall then determine whether or not such required membership in the MVTMA shall continue. 7. DURING CONSTRUCTION: a. During construction, the site must be kept clean and swept regularly throughout the construction process. Dust mitigation, dewatering and roadway cleaning must be performed weekly, or more frequently as dictated by site and weather conditions and as directed by the Town Planner. b. The plans for the stockpiling of materials (dirt, wood, construction material, etc.)must be shown on a plan and reviewed and approved by the Town Planner. The developer will make every effort to locate stockpiles on the site and away from abutting residential properties. Any approved piles must remain covered at all times to minimize potential dust and the project owner will be required to install appropriate erosion control measures. c. In an effort to reduce noise levels, the developer shall keep in optimum working order, through regular maintenance,any and all equipment that will emanate sounds from the structures or site. d. The Town Planner will perform monthly inspections of the site during construction to ensure that the developer is adhering to the conditions set forth in the decision. 8. PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY: a. The Applicant must submit a letter from the architect and engineer of the project stating that the building, landscaping, lighting and site layout substantially comply with the plans referenced at the end of this decision as endorsed by the Planning Board. For purposes of Phase H.A and the construction of residential units, said letter may be submitted in reference to single or multiple units. Alternatively,the Applicant and/or property owner may provide a bond,determined by the Planning Board,to cover the full amount of the landscaping materials and installation if weather conditions do not permit the completion of the landscaping prior to the use of the parking area. b. The Planning Staff shall approve all new artificial lighting used to illuminate the site. All new lighting shall have underground wiring and shall be so arranged that all direct rays from such lighting falls entirely within the site and shall be shielded or recessed so as not to shine upon abutting properties or streets. The Planning Staff shall review a site lighting plan for any new site lighting. Any changes to the approved lighting plan as may be reasonably required by the Planning Staff shall be made at the owner's expense. The Applicant must submit a letter from the architect and engineer of the project stating that the building, signs, landscaping, lighting and site layout substantially comply with the Plans referenced at the end of this decision as endorsed by 6 RCG North Andover Mills,LLC.—Phase ILA Site Plan Review Special Permit Conditional Approval May 20,2008 the Planning Board. All site lighting shall provide security for the site and structures,however, it must not create any glare or project any light onto adjacent residential properties. c. The residential and/or commercial fire sprinkler systems must be installed in accordance with referenced standard NFPA 13D and in accordance with 780 CMR, Chapter 9 of the Massachusetts State Building Code. Certification that the systems have been installed properly in accordance with the above referenced regulations must be provided from both the North Andover Fire Department and the North Andover Building Department to the applicant. The Applicant must then provide this certification to the North Andover Planning Department. d. Any and all signage plans for the site,which have been provided to the Planning Board during the site plan review process,were presented for the purpose of demonstrating signage materials only. Any signage plans must conform to Section 6, Signage and Outdoor Lighting Regulations of the Town of North Andover Zoning Bylaw, as amended, and must be approved by the Building Department. In no way is the Project Owner to construe that the Planning Board has reviewed and approved the signage plans for Zoning Compliance as that is the jurisdiction of the Building Department. All additional permits must be obtained by the Project Owner prior to construction. 9. PRIOR TO THE FINAL RELEASE OF ALL SECURITY AND ESCROWED FUNDS a. The Planning Staff shall review the site. Any additional screening or buffering measures as may be reasonably required by the Planning Staff will be added at the Project Owner's expense. b. A final as-built plan showing final topography,the location of all on-site utilities, structures, curb cuts, parking spaces, and drainage structures and facilities must be submitted to the Planning Department. The Applicant must submit a letter from the architect and engineer of the project stating said items substantially comply with the plans referenced at the end of this decision as endorsed by the Planning Board. 10. All site work and external construction activity shall be limited to between 7:00 a.m. and 7:00 p.m. Monday through Friday and between 8:00 a.m. and 5:00 p.m. on Saturday. 11. Any plants, trees or shrubs that have been incorporated into the Landscape Plan approved in this decision that die shall be replaced immediately by the owner(if seasonally feasible). All plantings and screening depicted on the approved plans shall remain in perpetuity over the life of the project. Reasonable substitutions may be allowed as determined by the Town Planner,but size and coverage must be maintained throughout the duration of the project. 12. The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation. 13. Gas, Telephone, Cable and Electric utilities shall be installed underground as specified by the respective utility companies. 14. No open burning shall be done except as is permitted during burning season under the Fire Department regulations. 15. No underground fuel storage shall be installed except as may be allowed by Town Regulations. 7 RCG North Andover Mills,LLC.—Phase II.A Site Plan Review Special Permit Conditional Approval May 20,2008 16. The provisions of this conditional approval shall apply to and be binding upon the applicant, its employees and all successors and assigns in interest or control. 17. The Owner will haul any required snow off-site to the extent that such accumulated snow interferes with parking and access on the Property. 18. Truck deliveries for goods and merchandise for the retail uses shall occur only between the hours of 6 a.m. and 9 p.m. seven days a week. Trash pickup from the dumpster shall be limited to between the hours of 7:00 am to 9 pm., seven days a week. The dumpster and dumpster enclosure shall remain closed except when trash deposit,removal and pickup operations are being conducted. 19. The Planning Board requires that the project be built in accordance with the herein referenced plans and specifications and in full accordance with the design elements and features displayed and discussed during the Public Hearings and in strict accordance with all conditions contained herein. Any revisions shall be submitted to the Town Planner for review in accordance with Section 8.3.8 of the Zoning Bylaw. If the Town Planner in his/her sole discretion deems these revisions to be substantial as defined in Section 8.3.8, the applicant must submit revised plans to the Planning Board for approval. 20. This Special Permit approval shall be deemed to have lapsed after May 20, 2010 (two years from the date permit granted) unless substantial use or construction has commenced. Substantial use or construction will be determined by a majority vote of the Planning Board. 21. The following information shall be deemed part of the decision: Report titled: Application for Definitive Plan Approval for Planned Development District (PDD) Special Permit-Phase IIA Prepared for: RCG North Andover Mills,LLC. 17 Ivaloo Street Somerville,MA 02143 Prepared by: RCG North Andover Mills,LLC. 17 Ivaloo Street Somerville,MA 02143 Dated: Received January 18, 2008,Revised May 15, 2008 Attachements: A through G Report titled: Drainage Report for East Mill Phase IIA North Andover,MA Prepared for: RCG North Andover Mills,LLC. 17 Ivaloo Street Somerville,MA 02143 Prepared by: Design Consultants,Inc. 265 Medford Street Somerville, MA 02143 Dated: Received February 2008,Revised 3/3/08,4/8/08 8 RCG North Andover Mills,LLC.—Phase ILA Site Plan Review Special Permit Conditional ApprovalED May 20,2008 ;',' '� ' ''f APPEAL: Any person aggrieved b this Decision b the Planning Board 1 fi f„ a 1 of g�' Y � � Y g �'� � l�� this Decision by bringing an action within twenty(20)days after the Decision has been filed in the Office of the Town Clerk pursuant to Section 17 of Mass. Gen,Laws Chapter 40A. 1"JV d.F .T at�� cc: Town Departments • ' Applicant Engineer Abutters 9 Bldg. ZBA Con/Com Health Fire Chief Police Chief Town Clerk DPW/Engineers PUBLIC HEARING NOTICE NORTH ANDOVER PLANNING BOARD In accordance with the provisions of M.G.L.Chapter 40-A, Section 11,the North Andover Planning Board will hold a public hearing as follows: Purpose of Public Hearing: Application for a Preliminary Planned Development District Special Permit under Section 11.3 of the North Andover Zoning Bylaw for the 2nd phase of a multi-phased mixed-use development known as East NO,including the conversion of 65,000 s-ff of vacant office space into 50 one-and two-bedroom apartments, expansion of parking areas,the construction of two new residential buildings of 39&98 units each,and other site improvements to be located within the I-S zoning district. Applicant/Petitioner: RCG North Andover Mills LLC 17 Ivalon Street, Somerville MA 02143 Address of Premises Affected East Mill,21 High Street and 120 Water Street(formerly known as } Assessors Map and Lot: Map 069.0,. Ap 068.0,Lot 0010-0000.0) Public Hearing Date&Time Tuesday,Decent �?s 7:00 PM. Location of Public Hearing Town Hall, 120 Main Street,North Andover,MA 2 floor conference room. Information Available A copy of the plan and application is on file in the Planning Board office at 1600 Osgood Street,North Andover,MA,and may be inspected Monday through Frida 8:30 a.m.to 4:30 p.m. Any person interested or wishing to be heard on the proposed plan should appear at the time and place designated above. Richard Nardella, Chairman North Andover Planning Board Publish: Eagle Tribune Tuesday Nov, 13,&20,2007. Page 1 of 1 Ippolito, Mary From: David Steinbergh [dsteinbergh@rcg-Ilc.com] Sent: Tuesday, Aril 01 2008 9.• .C, �} 32 AM To: Ippolito, Mary retum Y to Mary tpiito. Cc: John Smolak Thank you Subject: request to postpone Dear Mary, RCG North Andover Mills LLC would like to respectfully request a continuance of tonight's scheduled hearing for 21 High Street to April 15, 2008. We have received several comments on the plan from VHB and have not had adequate time to respond in full. We hope to resolve all open items with VHB prior to appearing again before the Planning Board. Please let me know if there are any questions or if I need to appear in person. Thank you, David Steinbergh RCG LLC 17 Ivaloo Street Suite 100 Somerville, MA 02143 direct dial: 617 625 7248 fax:617 625 8345 www.rcg-llc.com FO CD p.,,.'a a.. ..� 72i� ` F`Y 4C 4/1/2008 Please time stamp both copies and return one copy to Mary Ippolito. Thank you E "E.IVED FAX 2008 MAS 18 Pill 2 FROM: Mary, Planning Assistant FAX #978-688.-9542 PHONE #978-688-9535 M14 ,�F` Please sign your name and fill in address of premises affected, fill in current date, return same to fax #978-688-9542. Thank you. "REQUEST FOR A CONTINUANCE" NAME: .�> Av f ADDRESS OF PREMISES AFFECTED: 2-1 H I Cs--►--► PHONE NUMBER: AREA CODE:_ "I WISH TO REQUEST A CONTINUANCE UNTIL THE NEXT SCHEDULED PLANNING BOARD MEETING, THEREFORE WAIVE THE TIME CONSTRAINTS FOR ISSUING OF ANY AND/ALL DECISIONS RELATIVE TO ANY/AND ALL PERMITS OF THE PLANNING BOARD FOR THE TOWN OF NORTH ANDOVER, MA. 4PP2-i L I i`LWf SIGNED BY PETITIONER OR REPRESENTATIVE: Signature DATE: F, lo fill in current date NTCONTMUEANCE HaT MILL y September 25,2008 Mark Rees Town Manager Town of North Andover 120 Main Street North Andover, Massachusetts 01845 RE: Parking Restrictions on High Street between Water and Prescott Streets Owner/Applicant: RCG North Andover Mills LLC Dear Mr. Rees: On behalf of RCG North Andover Mills LLC,Stachey's Pizzeria,and the High Street Grill, I would like to request an appearance before the Board of Selectmen at the next available meeting of the Board. We are seeking changes to the parking restrictions along High Street in front of the East Mill in order to best accommodate the new businesses at the property. The current restrictions were approved by the Board of Selectmen in October of 2007,along with the street improvements plan associated with the redevelopment of the East Mill,but the addition of several new businesses at East Mill have led us to request some changes to those restrictions. The requested changes, as described below,have been determined in consultation with the Police Department, Public Works,and Planning Department and do not affect the design of the street,but only the restrictions on the parking. In summary,we would like to: (1) Add two fifteen-minute parking spaces closest to Water Street to facilitate take-out business at Stachey's Pizzeria; (2) Extend the hours of parking restriction from gam-7pm to gam-9pm in order to discourage second-shift workers in the area from occupying on-street spaces during the dinner hour; (3) Extend the current one-hour parking restriction on High Street to 90 minutes to better accommodate the dinner hour at High Street Grill and people arriving for daytime meetings with our office tenants;and (4) Reduce from two to one the number of 15-ininute spaces at the main entrance to the building. I have enclosed a letter to the Chairman and a diagram of on-street parking spaces on High Street in order to describe more fully this request. RCG NORTH ANDOVER MILLS, LLC EAST M ,LL We hope these improvements are acceptable to the Board and look forward to .answering any questions at the next available meeting. Sincerely, David Stei4ergh, Manager,RCG North Andover Mills LLC DS/ cc: Lt. John Carney,North Andover Police Department Judy Tymon, Town Planner Curt Bellavance, Economic Development Officer John T. Smolak, Esq., Smolak& Vaughan LLP RCG NORTH ANDOVER MILLS, LLC EAST _r t � MILL September 25,2008 Rosemary Smedile,Chairman Board of Selectmen Town of North Andover 120 Main Street North Andover, Massachusetts 01845 RE: Parking Restrictions on High Street between Water and Prescott Streets Owner/Applicant: RCG North.Andover Mills LLC Dear Chairman Smedile and Other Board Members: In October of 2007,your Board approved a street improvement plan for High Street between Water Street and Prescott Street that was associated with the redevelopment of East Mill, the former East Campus of the Davis and Furber Machine Shop. At that time,we requested a plan that included parking restrictions for the on- street parking on High Street that would help facilitate the business activities we anticipated,with most spaces restricted to one-hour parking and some restricted to 15- minute parking for deliveries from 9am-7pm daily. Since that time,we have obtained two new restaurant tenants,Stachey's Pizzeria and the High Street Grill, that requested that the parking restrictions be extended to 9pm to include the dinner hour and that additional 15-minute parking be added for takeout customers. By this letter,we respectfully request the Board to vote to approve changes to certain parking and related restrictions described below and in the attached plan: = Designate 26 of the 29 street parking spaces as 90-minute parking between the hours of 9am-9pm daily; • Designate three spaces adjacent to the restaurant entrances as 15-minute parking for deliveries and take-out customers; Attached is a roadway improvement plan that identifies the proposed parking spaces in blue and purple for 15-minute and 90-minute parking, respectively. We have discussed these changes with the Planning Department, Department of Public Works and the Police Department. These,changes do not affect any of the curbing, stop signs, or other engineering design of the street and will only require new parking signs, which we will provide at our own expense. RCG NORTH ANDOVER MILLS, LLC E AS --wM MILL We hope these improvements are acceptable to the Board and look forward to answering any questions at your next available meeting. Sincerely, David teinberg h, Manager,RCG North Andover Mills LLC DS/ cc: Lt. John Carney, North Andover Police Department Judy Tymon, Town Planner John T. Smolak, Esq., Smolak&Vaughan LLP RCG NORTH ANDOVER MILLS, LLC RETAIN t x _ of T REPLACE EXISTING SIGN;' .�x - - TLRIPING ��, s "`: :N�GN K 3 ,...,.' INv(2x")-77 90 CALICO .IPs )=79.20 H TR 3.42 / W .: L 336 j ROP WCR TYP - - 5 T_83 66 83 66 E _ . E _I _ - WORK-- ELM - _._ sa. aTc STREET OF _ 7 RETAIN 3 TI G Y!A'iC RIM-890 i. 83'AO REFERENCE - _._ - .... _ INV i2M=80:90 :...-... - -. THIS PLAN f5 BASED ON THE"EXISTING CONDITIONS : WI l-^LA :�:�"RE .� G SGV. ._ .'.x. ,, ' MEED.EXI.S_T1N6Z(.`URB,. 'i,y8. SIGN ._SGV- PLAN'BY DCI,DATED SEPTEMBER 4.2007 �.;»<.. ' I - �' 83.85TCr�i ,5 GENERAL NOTES , f_, 1.THE LOCATION OF AND SIZE R BURIED UTILITIES ARE 'l., t., ,.,. ,,,,.,_ , :i-:_..u.,,., - _ &.O' ::..I I'. THE RESULT OF SURFACE EVIDENCE AS LOCATED BY REM E AND -. : _ 0 FIELD SURVEY BY DG,PLANS OF RECORD h PLANS „ dRE :7 BRICK/ r - - 4 - f FROM RESPECTIVE UTUTY COMPANIES. q• - r .102,32 `�R� F,r:-E•:.¢ �r a" ' k? -, 2.THIS PLAN DOES NOT NECESSARILY DEPICT THE EXACT > - 1 M, gyp. - l .'h rn '"', .,, ,"-,1;. 7 ` - EET;.EXI TIN ,__ 'r r { i':L _- '� _ ;:.a - V LOCATION AND SIZE R ALL U71UTIES WHICH MAY EXIST », ..� ^"} ,I AT THIS TIME INSIDE OR OUTSIDE OF EXISTING OR ;f..'r % '' "•... .`. y a• : �4tSTING pQO SUBJECT PROPERTY, SII i .�.» 4 EET:EXISTING,, EMENT CONCRETE; l...i ° TYR CAL? CLT GB w,THirG THE STREET R ON ABUTTING LOTS. f WHEE _T' I ;,� 83''90 LCHAIR RAMP', TOc;DMH rl 'F�2ET. SIGN 11 $PACES CONTACT D -A AT1-888-344-7233 AT LEAST {GUARD RAIL.'.... ,i,$T;EP 3 HOURSPRIORTO EXCAVATION. 72 ; $ -1 ; : , _ -•MAINTAIN EXISTING TREE -1 4.THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING THE EXACT LOCATIONS OF EXISTING UTILITIES,AND VERIFYING N " A �:..9 , ! y' CEMENT AND RECORDING THE EXACT LOCATION OF ALL PROPOSED COBBLE TERRACECONCRETE uUTILITYcoNNEcS Y .,:.. ,__: $ ~\ _ ^.G SIDEWALK 1 - 5.ALL EXISTING UTIUTY SERVICE CONNECTIONS SHALL BE 4'X4' TREE PIT ABANDONED UNLESS NOTED OTHERWISE THE PRE-CAST ACCENT STRIP fyA/ TYPICALCONTRACTOR IS RESPONSIBLE FOR VERIFYING THE EXACT LOCATION OF EACH ECTION.THE WA ,( ) rel a AND SEWER SERVICES SHNALL BE CAPPED ASND CUT I AT r •�'r , >> +Iv(hv 5':c_;'IS.. THE MAIN IN THE STREET BY THE CONTRACTOR.THE - PROPOSED GAS INSTALLATION AND ABANDONMENT OF EXISTING CONNECTIONS SHALL BE COORDINATED BY THE CONTRACTOR VAIN THE RESPECTIVE COMPANY. V N= + , I� y E RESPONSIBILITY R OWNERSHIP AND MAINTENANCE R •',. 1.98 _.._.AG t.i! E0. 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H' ., Copyright 2008 Design Consultants, Inc. FOR BID DESIGN: �t�_ LANDSCAPING AND STREET PLAN OF LAND PROJECT 3 Design Consultants, Inc. 5� 20O7-D23 ko DRAFTING: RQ- IMPROVEMENT PLAN NORTH ANDOVER, MASSACHUSETTS DATE:, Consulting Engineers and Surveyors HORIZ: 1"=30' CHECKED: _(LG_ DESIGN CONSULTANTS BUILDING PREPARED FOR 8 265 MWFORD STREET VERT APPROVED:_OG EAST MILL SHEET N0. SOIIERVBJ.E,xn 82149 RCG NORTH ANDOVER MILLS, LLC 617-776-8360 617-776-7710 fax NO, DATE BY REVISIONS 1 OF 2 rF I NORTH { k•'6 o Town of North Andover Office of the Planning Department 2007 0��' 15 P 1 t : 13 �o Community Development and Services Division 1600 Osgood Street 4 r� North Andover, Massachusetts 01845 r NOTICE OF DECISION Any appeal shall be filed within (20)days after the date of filing this notice in the office of the Town Clerk Date: October 15,2007 Date of Hearing:9/18/07, 10/2/07 Date of Decision: October 12,2007 Application of: RCG North Andover Mills LLC c/o RCG,LLC 17 Ivaloo Street,Suite 100 Somerville,Massachusetts 02143 Premises Affected: 21 High Street, North Andover, MA 01845, within the Industrial S Zoning District,Assessors Map 69,Parcel 1,and Map 68,Parcel 10. Referring to the above Application for a Site Plan Review Special Permit from the requirements of the North Andover Zoning Bylaw, Sections 8.3, 10.3,and 10.31 and MGL C,40A, Sec. 9 so as to allow for the construction of Phase I of a mixed-use development which includes the conversion of 35,000 square feet of existing office space to 15,000 square feet of retail/office space,and 20,000 square feet into a total of twenty(20)apartments consisting of a mix of both I-and 2-bedroom units,landscape work, streetscape improvements,and other improvements as described in the"Plans"cited below. After a public hearing given on the above date,the Planning Board voted unanimously to APPROVE A SITE PLAN SPECIAL PERMIT based upon the following conditions: North Andover Planning Board Richard Nardella,Chairman John Simons,Vice Chairman Jennifer Kusek,regular member Turn Seibert, alternate member RCG North Andover Mills,LLC.—Phase I Site Plan Review Special Permit Conditional Approval /_Q October 12,2007 � '" - r €. 207 OCT 15 Pill 13 The Planning Board hereby unanimously APPROVES the Site Plan Special Pei'rtiit`'ft5#r"``hase I a mixed-use development which includes the conversion of 35,000 square feet of existing office space to 15,000 square feet of retail/office space, and 20,000 square feet into a total of twenty (20) apartments consisting of a mix of both 1-and 2-bedroom units, landscape work, streetscape improvements, and other improvements as described in the"Plans"cited below. This Application for Special Permit was filed by RCG North Andover Mills LLC, 17 Ivaloo Street, Somerville, MA 02143 on August 17, 2007. The area affected is located at 21 High Street,Map 69 Parcel 1 and Map 68, Parcel 10 totaling approximately 986,867 square feet and located in the I-S Zoning District. The Applicant submitted a completeapplicationwhich was noticed and reviewed in accordance with Sections 8.3, 10.3, and 10.31 of the Town of North Andover Zoning Bylaw and MGL c.40A, sec. 9. The Applicant has filed with the Planning Board all plans and reports required under the North Andover Zoning Bylaws, including but not limited to the information required under Section 8.3 and 10.31 of the North Andover Zoning Bylaws. During the review process,the Applicant and its professional consultants also submitted various revisions to the plans along with various supplemental memoranda and correspondence in response to requests by the Planning Board, and by the various departments within the Town of North Andover that reviewed the project. All of these plans, reports and correspondence are contained in the Planning Board's files and are hereby incorporated by reference into the public record for this hearing. The Planning Board makes the following findings as required by the North Andover Zoning Bylaws Section 8.3 and 10.3, as well as Section 9 of M.G.L.c.40A: 1. The specific site is an appropriate location for a Planned Development District (PDD) as it is located in the I-S Zoning District and the PDD plan meets the minimum requirements required by Section 11.4 of the Town of North Andover Zoning Bylaw. 2. The use as developed will not adversely affect the neighborhood as this site is located in the Industrial-S Zone and within the Machine Shop Village overlay district. Further,the Project provides appropriate building, landscaping, and screening setback from adjacent properties. There will be no change in architectural style of existing buildings, and the use is suited for its proposed location in proximity to the downtown and abutting residential,commercial and retail uses. 3. There will be no nuisance or serious hazard to vehicles or pedestrians. The applicant submitted a traffic study to the Planning Staff and Division of Public Works and the study was found to be accurate and sufficient for the proposed project. The Project will use existing vehicular entries and exists, as well as onsite parking areas,which will result in no hazard to vehicles and pedestrians. The applicant has incorporated street improvements to be located along High Street and coordinated with the Division of Public Works. 4. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. The project will be on town water and sewer and has been determined acceptable by the Department of Public Works. 2 RCG North Andover Mills,LLC.—Phase I Site Plan Review Special Permit Conditional Approval October 12,2007 5. The landscaping approved as a part of this plan meets the requirements of Section 8.4 of the North Andover Zoning Bylaw. 6. The site drainage system has been reviewed by the Division of Public Works. No significant changes are proposed for the site regarding drainage facilities or impervious areas. 7. The Applicant has met the requirements of the North Andover Zoning Bylaw for Site Plan Review, including all filing requirements as stated in Sections 8.3, 10.3 and 10.31 of the Zoning Bylaw. 8. Adequate and appropriate facilities will be provided for the proper operation of the proposed use, and the use is in harmony with the general purpose and intent of this Zoning Bylaw. The project will provide for municipal water, sewer and utilities on the property to adequately address the needs of the prof ect. Finally the Planning Board finds that this project complies with the Town of North Andover Zoning Bylaw requirements as listed in Section 8.3, 10.3 and 10.31 but requires conditions in order to be fully in compliance. The Planning Board hereby unanimously votes to both grant the requested waivers as described in the Applicant's application, and also unanimously votes to grant approval of the Applicant's proposed project as described in the "Plans" and other supporting information described in the public record,provided the following conditions are met: SPECIAL CONDITIONS: 1. Permit Definitions: a) The "Locus" refers to the 986,867 s.f. of land with frontage on High Street and Water Street, as shown on Assessors Map 99, Parcel 1, and Map 68, Parcel 10, and also known as 21 High Street and 120 Water Street,North Andover,Massachusetts. b) The"Plans"refer to the plans as follows: 1) An existing conditions survey entitled"ALTA/ACSM Land Title Survey,Water St. and High St.,North Andover,MA,"dated January 8, 2007,prepared by Coneco; 2) Set of definitive plans, consisting of four sheets, entitled "Definitive Plan: Planned Development, East Mill,"dated August 13,2007,prepared by Design Consultants,Inc.; 3) A set of residential unit plans, consisting of three sheets, entitled "North Andover Mills," dated August 16, 2007, prepared by Khalsa Design, Inc., including: Third Floor Plan , Bldg. 3A (Dwg. A-103), Third Floor Plan , Bldg. 11 (Dwg. No. A-103.5), and Fifth Floor Plan, Bldg. 11 (Dwg.No. A-105); 4) An elevation plan entitled"Building 11 Elevation Plan, North Andover Mills,"dated August 16, 2007,prepared by Khalsa Design, Inc. (Dwg.No. A-300); 5) A set of floor plans, consisting of two sheets, entitled"East Mill,North Andover,"dated June 14, 2007, prepared by Burt, Hill, consisting of Building 1 First Floor (Dwg. No. ASK-01), I and Building 1, Second Floor(Dwg.No.ASK-02): 3 RCG North Andover Mills,LLC.—Phase I Site Plan Review Special Permit Conditional Approval October 12,2007 6) A roadway and landscaping plan entitled "Landscaping and Street Improvement Plan— East Mill,"dated September 27,2007,prepared by Design Consultants,Inc.; 7) A plan entitled "Open Space Plan - East Mill," dated September 26, 2007, prepared by Design Consultants,Inc.; and, 8) A set of wall and freestanding sign plans, consisting of three sheets, entitled "East Mill," dated August 29,2007,prepared by Barlo Signs,Inc. c) The "Project" or "East Mill - Phase I" refers to construction of Phase I of a mixed-use development which includes the conversion of 35,000 square feet of existing office space to 15,000 square feet of retail/office space, and 20,000 square feet into a total of twenty (20) apartments consisting of a mix of both 1- and 2-bedroom units, landscape work, streetscape improvements, and other improvements as described in the Plans; d) The"Applicant"refers to RCG North Andover Mills LLC,the applicant for the Special Permit. e) The"Project Owner"refers to the person or entity holding the fee interest to the title to the Locus from time to time,which can include but is not limited to the Applicant,developer,and owner. 2. Environmental Monitor: The developer shall designate an independent Environmental Monitor who shall be chosen in consultation with the Planning and Community Development Staff. The Environmental Monitor must be available upon four (4) hours notice to inspect the site with the Planning Board designated official. The Environmental Monitor will be required to inspect all such devices and oversee cleaning and the proper disposal of waste products if applicable. 3. Construction Monitor: The Applicant shall designate an independent construction monitor who shall be chosen in consultation with the Planning Department. The construction monitor must be available upon four (4) hours notice to inspect the site with the Planning Board designated official. The construction monitor shall make weekly inspections of the project and file monthly reports to the Planning Board throughout the duration of the project. The monthly reports shall detail areas of non- compliance and actions taken to resolve such issues. The designated monitor may not be applicant and/or developer. The weekly inspections and monthly reports provided to the Planning Department shall include the following: a) Site clearing; b) Erosion control; c) Drainage and detention structures; d) On-site water and sewer utilities; e) Parking spaces and related pavement; f) Curb cuts; g) Retaining walls; h) Site screening, landscaping and street trees; i) Site restoration; j) Final site cleanup; and k) Temporary storage of construction debris,dirt,and equipment. 4. PRIOR TO THE ENDORSEMENT OF THE PLANS BY THE PLANNING BOARD, THE APPLICANT MUST COMPLY WITH THE FOLLOWING CONDITIONS: 4 RCG North Andover Mills,LLC.—Phase I Site Plan Review Special Permit Conditional Approval October 12,2007 a) The final plans described in Paragraph l.b(2) through (6) (the "Final Plans") must be reviewed and approved by the DPW and the Planning Department and be endorsed by the Planning Board. The Final Plans shall be modified to include a Planning Board endorsement block and must be submitted for review within ninety(90) days of filing the decision with the Town Clerk. Failure to submit and obtain Planning Board endorsement within the 90-day period will automatically cause the approval to become null and void. b) The final site drainage system must be designed in accordance with the Town Bylaw requirements and reviewed by the Division of Public Works. All storm water drainage control facilities utilized by the site shall be shown on the site plan. Written confirmation of said review and approval by the Department of Public Works must be submitted to the Planning Department. c) A bond in the amount of five thousand($5,000)dollars must be posted for the purpose of insuring that a final as-built plan showing the location of all on-site utilities, structures, curb cuts, parking spaces, topography, and drainage facilities is submitted. The bond is also in place to insure that the site is constructed in accordance with the approved plan. The form of security must be acceptable to the Planning Board. d) All site plan application and escrow fees must be paid in full and verified by the Town Planner. 5. PRIOR TO THE START OF CONSTRUCTION: a) A construction schedule shall be submitted to the Planning Staff for the purpose of tracking the construction and informing the public of anticipated activities on the site. b) All applicable erosion control measures must be in place and reviewed and approved by the Planning Department. c) It shall be the responsibility of the developer to assure that no erosion on the site shall occur which will cause deposition of soil or sediment upon adjacent properties or public ways,except as normally ancillary to off-site sewer or other off-site construction. Off-site erosion will be a basis for the Planning Board making a finding that the project is not in compliance with the plan; provided, however, that the Planning Board shall give the developer written notice of any such finding and ten days to cure said condition. d) A pre-construction meeting must be held with the developer, their construction employees, Planning Department, Building Department, Town Engineer, and Police Department to discuss scheduling of inspections, the construction schedule, and the process/method of informing the public of the anticipated activities on the site. The applicant will also discuss the traffic mitigation and any possible road closures, which may occur as a result of the construction. The applicant will coordinate with the North Andover Police Department if the construction of the project necessitates Police traffic details. Minutes of the meeting must be submitted to the Planning Board prior to the start of construction. e) The developer shall provide the Planning Board with copies of permits, plans and decisions received from all other North Andover Land-Use Boards or departments. In addition to receipt of these plans, the Applicant shall supply the Town Planner with a letter outlining any and all revisions resulting from said permits, plans and decisions received from other town boards, commissions and departments that differ from the approved plans. 5 RCG North Andover Mills,LLC.—Phase I Site Plan Review Special Permit Conditional Approval October 12,2007 6. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT: a) Three(3)copies of the signed,recorded plans must be delivered to the Planning Department. b) One certified copy of the recorded decision must be submitted to the Planning Department. c) The project owner shall adhere to the following requirements of the North Andover Fire Department and the North Andover Building Department: 1. All structures must contain a commercial fire sprinkler system. The plans and hydraulic calculations for each commercial system shall be submitted for review and approval, if required, by the North Andover Fire Department. Plans and hydraulic calculations for each commercial system must also be supplied to the Building Department. 7. DURING CONSTRUCTION: a) During construction, the site must be kept clean and swept regularly throughout the construction process. Dust mitigation, dewatering and roadway cleaning must be performed weekly, or more frequently as dictated by site and weather conditions and as directed by the Town Planner. b) The plans for the stockpiling of materials (dirt, wood, construction material, etc.) must be shown on a plan and reviewed and approved by the Town Planner. c) In an effort to reduce noise levels, the developer shall keep in optimum working order, through regular maintenance,any and all equipment that will emanate sounds from the structures or site. d) The Town Planner will perform monthly inspections of the site during construction to ensure that the developer is adhering to the conditions set forth in the decision. 8) PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY: a) The Applicant must submit a letter from the architect and engineer of the project stating that the building, landscaping, lighting and site layout substantially comply with the plans referenced at the end of this decision as endorsed by the Planning Board. Alternatively,the Applicant and/or property owner may provide a bond, determined by the Planning Board, to cover the full amount of the landscaping materials and installation if weather conditions do not permit the completion of the landscaping prior to the use of the parking area. b) The Planning Staff shall approve all new artificial lighting used to illuminate the site. All new lighting shall have underground wiring and shall be so arranged that all direct rays from such lighting falls entirely within the site and shall be shielded or recessed so as not to shine upon abutting properties or streets. The Planning Staff shall review a site lighting plan for any new site lighting. Any changes to the approved lighting plan as may be reasonably required by the Planning Staff shall be made at the owner's expense. The Applicant must submit a letter from the architect and engineer of the project stating that the building, signs, landscaping, lighting and site layout substantially comply with the Plans referenced at the end of this decision as endorsed by the Planning Board. All site lighting shall provide security for the site and structures,however,it must not create any glare or project any light onto adjacent residential properties. 6 RCG North Andover Mills,LLC.—Phase I Site Plan Review Special Permit Conditional Approval October 12,2007 c) The commercial fire sprinkler systems must be installed in accordance with referenced standard NFPA 13D and in accordance with 780 CMR, Chapter 9 of the Massachusetts State Building Code. Certification that the systems have been installed properly in accordance with the above referenced regulations must be provided from both the North Andover Fire Department and the North Andover Building Department to the applicant. The Applicant must then provide this certification to the North Andover Planning Department. d) Any and all signage plans for the site,which have been provided to the Planning Board during the site plan review process, were presented for the purpose of demonstrating signage materials only. Any signage plans must conform to Section 6, Signage and Outdoor Lighting Regulations of the Town of North Andover Zoning Bylaw, as amended, and must be approved by the Building Department. In no way is the Project Owner to construe that the Planning Board has reviewed and approved the signage plans for Zoning Compliance as that is the jurisdiction of the Building Department. All additional permits must be obtained by the Project Owner prior to construction. e) The Applicant shall make a written request to the Board of Selectmen for approval to change the "No Parking" designation currently located on the east side of High Street, to "One Hour Parking" or other requested parking limitations, and that appropriate modifications to the signage shall be made based upon the Board of Selectmen's determination, which shall take into consideration the recommendations of the Police Department and the Department of Public Works, if any. f) The Applicant shall install two additional"Stop signs at the intersection of Elm,Water and High Streets, along with appropriately located "Stop Ahead" signs in order to create a 4-way stop configuration at this intersection, all as shown on the Plans. Such change to the existing"Stop" sign configuration located at the intersection of Elm,High and Water Streets shall be approved by the Board of Selectmen which shall consider the recommendations of the Police Department and the Department of Public Works, if any. If the Board of Selectmen do not approve such changes, then the Applicant shall not be obligated to install the proposed"Stop"sign improvements shown on the Plans. 9. PRIOR TO THE FINAL RELEASE OF ALL SECURITY AND ESCROWED FUNDS a) The Planning Staff shall review the site. Any screening as may be reasonably required by the Planning Staff will be added at the Project Owner's expense. b) A final as-built plan showing final topography, the location of all on-site utilities, structures, curb cuts, parking spaces, and drainage structures and facilities must be submitted to the Planning Department.The Applicant must submit a letter from the architect and engineer of the project stating said items substantially comply with the plans referenced at the end of this decision as endorsed by the Planning Board. 10. All site work and external construction activity shall be limited to between 7:00 a.m. and 7:00 p.m. Monday through Friday and between 8:00 a.m. and 5:00 p.m. on Saturday. 11. Any plants, trees or shrubs that have been incorporated into the Landscape Plan approved in this decision that die shall be replaced immediately by the owner(if seasonally feasible). All plantings and screening depicted on the approved plans shall remain in perpetuity over the life of the project. 7 RCG North Andover Mills,LLC.—Phase I Site Plan Review Special Permit Conditional Approval October 12,2007 Reasonable substitutions may be allowed as determined by the Town Planner,but size and coverage must be maintained throughout the duration of the project. 12. The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation. 13. Gas, Telephone, Cable and Electric utilities shall be installed underground as specified by the respective utility companies. 14. No open burning shall be done except as is permitted during burning season under the Fire Department regulations. 15. No underground fuel storage shall be installed except as may be allowed by Town Regulations. 16. The provisions of this conditional approval shall apply to and be binding upon the applicant, its employees and all successors and assigns in interest or control. 17. The Owner will haul any required snow off-site to the extent that such accumulated snow interferes with parking and access on the Property. 18. Truck deliveries for goods and merchandise for the retail uses shall occur only between the hours of 6 a.m. and 9 p.m. seven days a week. Trash pickup from the dumpster shall be limited to between the hours of 7:00 am to 9 pm., seven days a week. The dumpster and dumpster enclosure shall remain closed except when trash deposit,removal and pickup operations are being conducted. 19. The Planning Board requires that the project be built in accordance with the herein referenced plans and specifications and in full accordance with the design elements and features displayed and discussed during the Public Hearings and in strict accordance with all conditions contained herein. Any revisions shall be submitted to the Town Planner for review in accordance with Section 8.3.8 . of the Zoning Bylaw. If the Town Planner in his/her sole discretion deems these revisions to be substantial as defined in Section 8.3.8, the applicant must submit revised plans to the Planning Board for approval. 20. This Special Permit approval shall be deemed to have lapsed after October 2, 2009 (two years from the date permit granted) unless substantial use or construction has commenced. Substantial use or construction will be determined by a majority vote of the Planning Board. 21. The following information shall be deemed part of the decision: Report titled: Application for Definitive Plan Approval for Planned Development District (PDD) Special Permit Prepared for: RCG North Andover Mills,LLC. 17 Ivaloo Street Somerville,MA 02143 Prepared by: RCG North Andover Mills,LLC. 17 Ivaloo Street Somerville,MA 02143 Dated: August 17, 2007, Revised September 27,2007 Appendix: A-K 8 RCG North Andover Mills,LLC.—Phase I Site Plan Review Special Permit Conditional Approval October 12,2007 APPEAL: Any person aggrieved by this Decision by the Planning Board, if any, may file an appeal of this Decision by bringing an action within twenty(20)days after the Decision has been filed in the Office of the Town Clerk pursuant to Section 17 of Mass.Gen. Laws Chapter 40A. cc: Town Departments Applicant Engineer Abutters awn r'1 r cn 9 RCG North Andover Mills,LLC.—Phase I Special Permit-Planned Development District r^ C IV/ Conditional Approval ,AORTN Town of North Andover 207 OCT PN Office of the Planning Department co _000 RF� Community Development and Servicew. 4 -V 1600 Osgood Street ss "use North Andover,Massachusetts 01845 NOTICE OF DECISION Any appeal shall be filed within (20) days after the date of filing this notice in the office of the Town Clerk Date: October 15,2007 Date of Hearing:9/18/07, 10/2/07 Date of Decision: October 12,2007 Application of: RCG North Andover Mills LLC c/o RCG,LLC 17 Ivaloo Street,Suite 100 Somerville,Massachusetts 02143 Premises Affected: 21 High Street, North Andover, MA 01845, within the Industrial S Zoning District,Assessors Map 69,Parcel 1,and Map 68,Parcel 10. Referring to the above Application for Planned Development District Special Permit under the requirements of the North Andover Zoning Bylaw, Sections 11, 10.3,and 10.31 and MOL C.40A, Sec. 9 so as to allow for the construction of Phase I of a mixed-use development which includes the conversion of 35,000 square feet of existing Office space to 15,000 square feet of retail/office space, and 20,000 square feet into a total of twenty (20) apartments consisting of a mix of both I- and 2-bedroom units, landscape work, strectscape improvements, and other improvements as described in the "Plans" Cited below. After a public hearing given on the above date,the Planning Board voted unanimously to APPROVE A PLANNED DEVELOPMENT DISTRICT SPECIAL PERMIT based upon the following conditions: VoZrthAndover Plannialk Board Richard Nardella,Chairman John Simons,Vice Chairman Jennifer Kusek,regular member Tim Seibert,alternate member RCG North Andover Mills,LLC.—Phase I Special Permit-Planned Development District Conditional Approval C r_ r 7 7_ 2007 GCTl5 Pj� 1 4. 4 4 The Planning Board hereby APPROVES the Planned Development District Special �&iit'�,. ,Phase I,of a mixed-use development which includes the conversion of 35,000 square feet of exi'sting'offce sp de-to 15,000 square feet of retail space and twenty 1- and 2-bedroom apartments, landscape work, streetscape improvements, and other improvements as described in the"Plans"cited below. This special permit was requested by RCG North Andover Mills LLC, 17 Ivaloo Street, Somerville, MA 02143 on August 17, 2007. RCG North Andover Mills LLC submitted a complete application on August 17, 2007. The application was noticed and reviewed in accordance with the procedures for approval described in Section 11, 10.3 and 10.31 of the Town of North Andover Zoning Bylaw and MGL c.40, sec. 9. The area affected is located at 21 High Street, Map 69 Parcel 1 and Map 68, Parcel 10 totaling approximately 986,867 square feet and located in the I-S Zoning District. The Planning Board makes the following findings as required by the Town of North Andover Zoning Bylaw, Sections 10.3, 10.3 1,and 11. 1. Since the project proposes uses that are to be located at existing buildings, there will be no visual impacts that would be incompatible with the historic nature of the neighborhood. 2. The project will have no impact on the natural environment. The Planning Board also makes findings under Section 11.2 of the Zoning Bylaw that this PDD is in harmony with the general purpose and intent of the Bylaw, including Sections 11.2 and 10.3, and that the PDD provides for a mixture of land usage at designated locations at greater density and intensity than would normally be allowed. In particular, the Planning Board finds that this project: 1. Does not detract from the livability and aesthetic qualities of the environment. The project will provide for a mixture and diversity of retail, residential and other uses which will enhance the livability and aesthetic qualities of the Machine Shop Village and other neighboring downtown areas. Further,the project will preserve the existing architectural style of the mill buildings. 2. The proposed use is in harmony with the general purpose and intent of the Zoning Bylaw. The proposed uses are permitted under the PDD provisions of the Zoning Bylaw,and will serve to provide a mix of uses consistent with the Town's objectives in the Machine Shop Village area. The project will return a portion of a largely vacant and underutilized property back into productive use. Further, the proposed uses will further provide for pedestrian amenities to complement the surrounding uses. The project will enhance the aesthetics of the property with new streetscape amenities, landscaping, and screening. 3. Promotes more efficient use of land while protecting natural resources, such as water resources, wetlands, floodplains and wildlife. Phase I of the project include the renovation of existing buildings and will have no impact on the natural environment. 4. Promotes diverse,energy-efficient housing at a variety of costs within North Andover's downtown. 2 RCG North Andover Mills,LLC.—Phase I Special Permit-Planned Development District Conditional Approval Finally, the Planning Board finds that the Planned Development District complies with Town Bylaw requirements so long as the applicant complies with the following conditions: 1. The developer shall designate an independent Environmental Monitor who shall be chosen in consultation with the Planning and Community Development Staff. The Environmental Monitor must be available upon four (4) hours notice to inspect the site with the Planning Board designated official. The Environmental Monitor shall make inspections as determined necessary by the Town Planner to assure compliance with this decision. The monitor shall meet with the Town Planner at appropriate intervals and file monthly written reports to the Planning Board detailing areas, if any, of non-compliance with approved plans and conditions of the site plan approvals. 2. It shall be the responsibility of the developer to assure that no erosion on the site shall occur which will cause deposition of soil or sediment upon adjacent properties or public ways, except as normally ancillary to off-site sewer and other off-site construction. Off-site erosion in relation to the streetscape improvements will be a basis for the Planning Board making a finding that the project is not in compliance with the plan. SPECIAL CONDITIONS: 3. Prior to endorsement of the plans (described in Paragraph 3.c.(2) through (6) below)(the "Final Plans")by the Planning Board and recording the same with the Registry of Deeds,the Applicant shall adhere to the following: a) The applicant shall post (per agreement with the North Andover Planning Board) a Site Opening Bond in the amount of five thousand ($5,000) to be held by the Town of North Andover. The Guarantee shall be in the form of a check made payable to the Town of North Andover escrow account. This amount shall cover any contingencies that might affect the public welfare such as site-opening, clearing, erosion control and performance of any other condition contained herein, prior to the posting of the Performance Security as described in Condition 6b of this Conditional Approval. This Performance Guarantee may at the discretion of the Planning Board be rolled over to cover other bonding considerations, be released in full, or partially retained in accordance with the recommendation of the Planning Staff and as directed by the vote of the North Andover Planning Board. b) Any new conservation easements relative to the Project must be supplied to Planning Staff and reviewed and approved by Town Counsel c) For purposes of this Decision, the Planning Board Approves the following building designs as depicted in the following"Plans"as follows: 1) An existing conditions survey entitled"ALTA/ACSM Land Title Survey, Water St. and High St., North Andover,MA,"dated January 8, 2007,prepared by Coneco; 2) Set of definitive plans,consisting of four sheets,entitled"Definitive Plan: Planned Development,East Mill,"dated August 13, 2007,prepared by Design Consultants,Inc.;a set of residential unit plans, consisting of three sheets,entitled"North Andover Mills,"dated August 16, 2007,prepared by Khalsa Design, Inc., including: Third Floor Plan,Bldg. 3A 3 RCG North Andover Mills,LLC.—Phase I Special Permit-Planned Development District Conditional Approval (Dwg. A-103), Third Floor Plan,Bldg. 11 (Dwg. No.A-103.5), and Fifth Floor Plan, Bldg. 11 (Dwg.No.A-105), 3) An elevation plan entitled"Building 11 Elevation Plan,North Andover Mills,"dated August 16,2007,prepared by Khalsa Design, Inc. (Dwg. No.A-300); 4) A set of floor plans,consisting of two sheets,entitled"East Mill,North Andover,"dated June 14, 2007,prepared by Burt,Hill,consisting of Building 1 First Floor(Dwg.No.ASK-01), and Building 1, Second Floor(Dwg.No. ASK-02); 5) A roadway and landscaping plan entitled"Landscaping and Street Improvement Plan—East Mill,"dated September 27,2007,prepared by Design Consultants,Inc.; 6) A plan entitled"Open Space Plan—East Mill,"dated September 26,2007,prepared by Design Consultants,Inc.; and, 7) A set of wall and freestanding sign plans,consisting of three sheets, entitled"East Mill,"dated August 29, 2007,prepared by Barlo Signs,Inc. 4. Recording of Decision and Plans: Prior to the issuance of a Building Permit, a copy of this Decision,including the Phased Development Schedule attached hereto, shall be recorded with the Final Plans, and one certified copy of the recorded decision and Final Plans must be submitted to the Planning Department. 5. Prior to Construction: a) A construction schedule shall be submitted to the Planning Staff for the purpose of tracking the construction and informing the public of anticipated activities on the site. 6. Throughout and During Construction: a) Dust mitigation and roadway cleaning must be performed weekly, or as deemed necessary by the Town Planner, throughout the construction process. b) Street sweeping must be performed, at least once per month,throughout the construction process,or more frequently as directed by the Town Planner. c) Hours of operation during construction are limited from 7 a.m. to 5 p.m., Monday through Friday and 8 a.m.—5 p.m.on Saturdays. 7. Prior to the issuance of a building permit: a) A Performance Guarantee in an amount to be determined by the Planning Board, shall be posted to ensure completion of the work in accordance with the Plans approved as part of this conditional approval. The bond must be in the form acceptable to the North Andover Planning Board. Items covered by the Bond may include,but shall not be limited to: i) as-built drawings; ii) sewers and utilities 4 RCG North Andover Mills,LLC.—Phase I Special Permit-Planned Development District Conditional Approval iii) roadway construction and maintenance iv) lot and site erosion control v) site screening and street trees vi) drainage facilities vii) site restoration viii) final site cleanup c)The applicant shall adhere to the following requirements of the Fire Department and the Building Department: i. All structures must contain a residential fire sprinkler system. The plans and hydraulic calculations for each residential system shall be submitted for review and approval by the North Andover Fire Department. Plans and hydraulic calculations for each residential system must also be supplied to the Building Department when applying for a building permit. d) The applicant must comply with the Section 4.2 of the Town of North Andover Zoning Bylaw. e) An as-built plan must be submitted to the Division of Public Works for review and approval prior to acceptance of the sewer design. f) The roadway must be constructed to at least binder coat of pavement to properly access the lot in question. Prior to construction of the binder coat, the applicant shall ensure that all required inspection and testing of water, sewer, and drainage facilities has been completed. The applicant must submit to the Town Planner and the Department of Public Works an interim as-built, certified by a professional engineer,verifying that all utilities have been installed in accordance with the plans and profile sheet. g) The applicant is required to pay sewer mitigation fees in accordance with the current and prescribed policies at the Department of Public Works. These fees are based on the number of bedrooms. Proof of payment must be supplied to the Planning Department. 8. Prior to verification of a Certificate of Occupancy. a) The applicant shall adhere to the following requirements of the North Andover Fire Department and the North Andover Building Department. All structures must contain a residential fire sprinkler system. The residential fire sprinkler systems must be installed in accordance with referenced standard NFPA 13D and in accordance with 780 CMR, Chapter 9 of the Massachusetts State Building Code. Certification that the systems have been installed properly in accordance with the above referenced regulations must be provided from both the North Andover Fire Department and the North Andover Building Department to the applicant. The applicant must then provide this certification to the North Andover Planning Department. 9. Prior to final release of security: a) The Planning Staff shall review the site. Any screening as may be reasonably required by the Planning Staff will be added at the applicant's expense. b) A final as-built plan showing final topography,the location of all on-site utilities, structures, curb cuts, parking spaces and drainage facilities must be submitted to and reviewed by the Planning Staff and the Division of Public Works. 5 RCG North Andover Mills,LLC.—Phase I Special Permit-Planned Development District Conditional Approval 10. If applicable, tree cutting shall be kept to a minimum throughout the project to minimize erosion and preserve the natural features of the site. 11. The Applicant has filed with the Planning Office an Open Space Plan along with a form of Conservation Restriction encompassing an area meeting the Usable Open Space requirements under Section 11.5 of the Zoning Bylaw. Such Conservation Restriction shall be executed by the Applicant and held by the Planning Board in escrow until such time as the improvements proposed on the Property (including those improvements related to Phase I, Phase II, and such other phases approved by the Planning Board) are substantially completed, and the final terms of the Conservation Restriction are satisfactorily agreed upon by the Applicant and Planning Board prior to the recording of the same. 12. This special permit approval shall be deemed to have lapsed after October 2, 2009 (two years from the date permit granted)unless substantial construction of roadway and utilities has commenced. 13. The provisions of the Special Permit shall apply to and be binding upon the applicant, its employees, contractors and subcontractors and all successors in interest or control. 14. The developer shall implement and follow all requirements set forth in this decision(conditions 1-12) and the plans and reports, referenced below. Failure to comply with all requirements therein and the conditions of this approval shall be the basis for the Planning Board, voting by majority vote, to stop all site work and construction until defects on the site are corrected and the development is put back into plan compliance. Plan compliance will be solely determined by a majority vote of the Planning Board based upon the developers written comments and the conditions contained herein. 15. Any changes deemed substantial by the Town Planner shall be presented to the Planning Board for a determination by the Board whether such changes would merit a public meeting or hearing and/or Special Permit modification. 16. The following materials and plans are included as part of this decision: Report titled: Application for Definitive Plan Approval for Planned Development District (PDD) Special Permit Prepared for: RCG North Andover Mills,LLC. 17 Ivaloo Street Somerville,MA 02143 Prepared by: RCG North Andover Mills, LLC. 17 Ivaloo Street Somerville,MA 02143 Dated: August 17, 2007,Revised September 27,2007 Appendix: A-K APPEAL: Any person aggrieved by this Decision by the Planning Board, if any, may file an appeal of this Decision by bringing an action within twenty(20)days after the Decision has been filed in the Office of the Town Clerk pursuant to Section 17 of Massa Gen. Laws Chapter 40A. M1, C s a � cc: Applicant `n' n c7 Engineer File Ln c-- 6 t NoRrr� 4f,�t�eo 0. 4 Ar �4SSACHUS¢��g H. z + � 1'�A5��.Ci=�I"` 7 i. PLANNING DEPARTMENT Community Development Division RCG North Andover Mills, LLC. 17 Ivaloo Street Somerville, MA 02143 August 7, 2007 RE: RCG North Andover Mills, LLC. Preliminary Planned Development District Special Permit At the August 7, 2007 Planning Board Meeting, the Planning Board approved the conversion of approximately 35,000 s.f of existing office space to 15,000 s.f. of retail space and twenty(20) 1- and 2-bedroom apartments. The proposal represents the first phase of a multi-phased mixed-use development referred to as the East Mill, located on 21 High Street (formerly known as One High Street) and designated on the Town Assessor's Map 69,Lot 0001 in the Industrial S Zoning District. The application was submitted by David Steinbergh, RCG North Andover Mills, LLC- on June 15, 2007. «. 6 North Andover Planning Board Richard Nardella, Chairman John Simons, Vice Chairman Richard Rowen, regular member Jennifer Kusek, regular member Timothy Seibert, alternate member Town of North Andover,1600 Osgood Street,Bldg.20,Suite 2-36,North Andover,Massachusetts 01845 Phone 978.688.4535 Fax 978.688.9542 Web www.townofnorthandover.com Findings of Fact D The Planning Board makes the following findings relative to this proposMP4iki a`i�lqFrrg1I Development District plan: I. The Preliminary Plan adheres to the standards and requirements indicath i �� Contents of Preliminary Plan of the Town of North Andover Zoning Bya'w kierided 7u1 Y 10, 2006. a. The Plans sufficiently show the Planned Development Boundaries, north point, date, scale, legend, and title "Preliminary Plan: Planned Development:"the name or names of applicants, and engineer or designer. b. The Plans show the names of all abutters, land uses, and approximate location and width of all adjacent streets. c. The Plans show the existing and proposed lines of streets, ways, easements, and of any public areas within or next to the Planned Development. d. The Plans show the approximate boundary lines of existing and proposed lots with approximate areas and dimensions. e. The Plans show the proposed system of drainage, including adjacent existing natural waterways and the topography of the land in a general manner. £ The Plans show the existing and proposed buildings, significant structures and proposed open space in a general manner. g. The Plans show the a description of the neighborhood in which the tract lies, including utilities and other public facilities and the general impact of the proposed PDD upon them. 2. The Preliminary Plan adheres to the standards and requirements indicated in Section 11.4 Minimum Requirements of the Town of North Andover Zoning Bylaw Amended July 10, 2006. a. The project will provide for a mixture and diversity of retail, residential,and other uses which will enhance,the livability and aesthetic qualities of the Machine Shop Village and neighboring downtown areas. Further,the project will promote the efficient use of land while protecting the natural environment. b. The project will utilize existing vehicular entries and exits and on-site parking areas, which will result in no hazard to vehicles and pedestrians. c. Adequate parking facilities exist for the proposed uses as part of the project. d. The project will be located primarily within the existing buildings. As such, there will be no visual impacts, which would be incompatible with the historic nature of the neighborhood. e. The project will have no impact on the natural environment. As the applicant followed the procedures and provided the information required by the Sections 11.3 and 11.4by the Findings of Fact the Planning Board herein APPROVES this application for a Preliminary Planned Development District Special Permit. 3. The following materials and plans are included as part of this decision: Town of North Andover,1600 Osgood Street,Bldg.20,Suite 2-36,North Andover,Massachusetts 01845 Phone 978.688.9535 Fax 978.688.9542 Web www.townofnorthandover.com Reports titled: Application for Preliminary Plan Approval for Planned Development District(PDD) Special Permit Prepared for: RCG North Andover Mills, LLC. 17 Ivaloo Street Somerville, MA 02143 Prepared by: RCG North Andover Mills, LLC. 17 Ivaloo Street Somerville, MA 02143 Dated: June 15, 2007 Appendix: A -J Plan titled: North Andover Mills Prepared for: RCG North Andover Mills,LLC. 17 Ivaloo Street Somerville, MA 02143 Prepared by: Khalsa Design, Inc. 17 Ivaloo Street Somerville, MA 02143 Dated: June 15, 2007 Sheets: A-020, A-103, A-103.5,A-105 cc: Planning Department Town Clerk Building Department Town of North Andover, 1600 Osgood Street,Bldg.20,Suite 2-36,North Andover,Massachusetts 01845 Phone 978.688.9535 Fax 978.688.9542 Web www.townofnorthandover.com pORY q NspL T o 2007 AUG -9 Pio 4* O 1 T.I,O'pA[OCNt M�iwcM y7' 1`rSACHUsT L, E< f;, MASSt�.CHUSE TI NORTH AtU'IV � PLANNING DEPARTMENT Community Development Division RCG North Andover Mills,LLC. 17 Ivaloo Street Somerville, MA 02143 August 7, 2007 RE: RCG North Andover Mills, LLC. Preliminary Planned Development District Special Permit At the August 7, 2007 Planning Board Meeting, the Planning Board approved the conversion of approximately 35,000 s.f of existing offCe space to 15,000 sl of retail space and twenty(20) 1- and 2-bedroom apartments. The proposal represents the first phase of a multi-phased mixed-use development referred to as the East Mill, located on 21 High Street (formerly known as One High Street)and designated on the Town Assessor's Map 69,Lot 0001 in the Industrial S Zoning District. The application was submitted by David Steinbergh, RCG North Andover Mills,LLC, on June 15, 2007. C>y+� a+r North Andover Planning Board Richard Nardella, Chairman John Simons, Vice Chairman Richard Rowen, regular member Jennifer Kusek, regular member Timothy Seibert,alternate member Town of North Andover,1600 Osgood Street,Bldg.20,Suite 2-36,North Andover,Massachusetts 01845 Phone 978.688.9535 Fax 978.688.9542 Web www.townofnorthondover.com Findings of Fact '' r �� f The Planning Board makes the following findings relative to this proposWJ3NJ#nii3RrpiJlWod I Development District plan: t, i L� . 1. The Preliminary Plan adheres to the standards and requirements indicat R' x � .2 Contents of Preliminary Plan of the Town of North Andover Zoning By aw`� ec ��y 10, 2006. a. The Plans sufficiently show the Planned Development Boundaries,north point, date, scale, legend, and title "Preliminary Plan: Planned Development:"the name or names of applicants, and engineer or designer. b. The Plans show the names of all abutters, land uses, and approximate location and width of all adjacent streets. c. The Plans show the existing and proposed lines of streets, ways, easements, and of any public areas within or next to the Planned Development. d. The Plans show the approximate boundary lines of existing and proposed lots with approximate areas and dimensions. e. The Plans show the proposed system of drainage,including adjacent existing natural waterways and the topography of the land in a general manner. f. The Plans show the existing and proposed buildings, significant structures and proposed open space in a general manner. g. The Plans show the a description of the neighborhood in which the tract lies, including utilities and other public facilities and the general impact of the proposed PDD upon them. 2. The Preliminary Plan adheres to the standards and requirements indicated in Section 11.4 Minimum Requirements of the Town of North Andover Zoning Bylaw Amended July 10, 2006. a. The project will provide for a mixture and diversity of retail,residential, and other uses which will enhance,the livability and aesthetic qualities of the Machine Shop Village and neighboring downtown areas. Further,the project will promote the efficient use of land while protecting the natural environment. b. The project will utilize existing vehicular entries and exits and on-site parking areas, which will result in no hazard to vehicles and pedestrians. c. Adequate parking facilities exist for the proposed uses as part of the project. d. The project will be located primarily within the existing buildings. As such,there will be no visual impacts,which would be incompatible with the historic nature of the neighborhood. e. The project will have no impact on the natural environment. As the applicant followed the procedures and provided the information required by the Sections 11.3 and 11.4by the Findings of Fact the Planning Board herein APPROVES this application for a Preliminary Planned Development District Special Permit. 3. The following materials and plans are included as part of this decision: Town of North Andover,1600 Osgood Street,Bldg.20,Suite 2-36,North Andover,Massachusetts 01845 Phone 978.688.9535 Fax 978.688.9542 Web www.towoofoorthandover.com Reports titled: Application for Preliminary Plan Approval for Planned Development District(PDD) Special Permit Prepared for: RCG North Andover Mills,LLC. 17 Ivaloo Street Somerville, MA 02143 Prepared by: RCG North Andover Mills, LLC. 17 Ivaloo Street Somerville, MA 02143 Dated: June 15, 2007 Appendix: A-J Plan titled: North Andover Mills Prepared for: RCG North Andover Mills,LLC. 17 Ivaloo Street Somerville,MA 02143 Prepared by: Khalsa Design, Inc. 17 Ivaloo Street Somerville, MA 02143 Dated: June 15, 2007 Sheets: A-020,A-103,A-103.5, A-105 cc: Planning Department Town Clerk Building Department I Town of North Andover,1600 Osgood Street,Bldg.20,Suite 2-36,North Andover,Massachusetts 01845 Phone 978.688.9535 Fax 978.688.9542 Web www.townofnorthandover.com fi RCG North Andover Mills,LLC.-Phase I Special Permit-Planned Development District Conditional Approval NORTH Town of North Andover 2CO1 CBCT • Department +¢ Officel 4ce of the Planning * c Community Development and ServicesK , • �RArEo'fP���4 1600 Osgood Street a •3 i^ � CHUS North.Andover,Massachusetts 0 .845 NOTICE OF DECISION Any appeal shall be filed within (20)days after the date of filing this notice in the office of the Town Clerk, Date: October 15,2007 Date of Hearing: 9/18/07, 10/2/07 Date of Decision: October 12,2007 Application of: RCG North Andover Mills LLC c/o RCG,LLC 17 Ivaloo Street,Suite 100 Somerville,Massachusetts 02143 Premises Affected: 21 High Street, North Andover, MA 01845, within the Industrial S Zoning District,Assessors Map 69,Parcel 1,and Map 68,Parcel 10, Referring to the above Application for Planned Development District Special Permit under the requirements of the North Andover Zoning Bylaw, Sections 11, 10.3, and 10.31 and MGL C.40A, See. 9 so as to allow for the construction of Phase I of a mixed-use development which includes the conversion of 35,000 square feet of existing office space to 15,000 square feet of retail/office space, and 20,000 square feet into a total of twenty (20) apartments consisting of a mix of both 1- and 2-bedroom units, landscape work, streetscape improvements, and other improvements as described in the "Plans" cited below. After a public hearing given on the above date,the Planning Board voted unanimously to APPROVE A PLANNED DEVELOPMENT DISTRICT SPECIAL PERMIT based upon the following conditions: orth Andover Planni Board Richard Nardella,Chairman John Simons,Vice Chairman Jennifer Kusck,regular member Tim Seibert,alternate member RCG North Andover Mills,LLC.—Phase I Special Permit-Planned Development District Conditional Approval M7 OCT IS pm ti: I The Planning Board hereby APPROVES the Planned Development District Specialj � J ' "Pf a mixed-use development which includes the conversion of 35,000 square feet of existing office sp &'to 15,000 square feet of retail space and twenty 1- and 2-bedroom apartments, landscape work, streetscape improvements, and other improvements as described in the"Plans"cited below. This special permit was requested by RCG North Andover Mills LLC, 17 Ivaloo Street, Somerville, MA 02143 on August 17, 2007. RCG North Andover Mills LLC submitted a complete application on August 17, 2007. The application was noticed and reviewed in accordance with the procedures for approval described in Section 11, 10.3 and 10.31 of the Town of North Andover Zoning Bylaw and MGL c.40, sec. 9. The area affected is located at 21 High Street, Map 69 Parcel 1 and Map 68, Parcel 10 totaling approximately 986,867 square feet and located in the I-S Zoning District. The Planning Board makes the following findings as required by the Town of North Andover Zoning Bylaw, Sections 10.3, 10.3 1,and 11. 1. Since the project proposes uses that are to be located at existing buildings, there will be no visual impacts that would be incompatible with the historic nature of the neighborhood. 2. The project will have no impact on the natural environment. The Planning Board also makes findings under Section 11.2 of the Zoning Bylaw that this PDD is in harmony with the general purpose and intent of the Bylaw, including Sections 11.2 and 10.3, and that the PDD provides for a mixture of land usage at designated locations at greater density and intensity than would normally be allowed. In particular,the Planning Board fords that this project: 1. Does not detract from the livability and aesthetic qualities of the environment. The project will provide for a mixture and diversity of retail, residential and other uses which will enhance the livability and aesthetic qualities of the Machine Shop Village and other neighboring downtown areas. Further,the project will preserve the existing architectural style of the mill buildings. 2. The proposed use is in harmony with the general purpose and intent of the Zoning Bylaw. The proposed uses are permitted under the PDD provisions of the Zoning Bylaw,and will serve to provide a mix of uses consistent with the Town's objectives in the Machine Shop Village area. The project will return a portion of a largely vacant and underutilized property back into productive use. Further, the proposed uses will further provide for pedestrian amenities to complement the surrounding uses. The project will enhance the aesthetics of the property with new streetscape amenities, landscaping, and screening. 3. Promotes more efficient use of land while protecting natural resources, such as water resources, wetlands, floodplain and wildlife. Phase I of the project include the renovation of existing buildings and will have no impact on the natural environment. 4. Promotes diverse,energy-efficient housing at a variety of costs within North Andover's downtown. 2 RCG North Andover Mills,LLC.—Phase I Special Permit-Planned Development District Conditional Approval Finally, the Planning Board finds that the Planned Development District complies with Town Bylaw requirements so long as the applicant complies with the following conditions: 1. The developer shall designate an independent Environmental Monitor who shall be chosen in consultation with the Planning and Community Development Staff. The Environmental Monitor must be available upon four (4) hours notice to inspect the site with the Planning Board designated official. The Environmental Monitor shall make inspections as determined necessary by the Town Planner to assure compliance with this decision. The monitor shall meet with the Town Planner at appropriate intervals and file monthly written reports to the Planning Board detailing areas, if any, of non-compliance with approved plans and conditions of the site plan approvals. 2. It shall be the responsibility of the developer to assure that no erosion on the site shall occur which will cause deposition of soil or sediment upon adjacent properties or public ways, except as normally ancillary to off-site sewer and other off-site construction. Off-site erosion in relation to the streetscape improvements will be a basis for the Planning Board making a finding that the project is not in compliance with the plan. SPECIAL CONDITIONS: 3. Prior to endorsement of the plans (described in Paragraph 3.c,(2) through (6) below)(the "Final Plans")by the Planning Board and recording the same with the Registry of Deeds,the Applicant shall adhere to the following: a) The applicant shall post (per agreement with the North Andover Planning Board) a Site Opening Bond in the amount of five thousand ($5,000) to be held by the Town of North Andover. The Guarantee shall be in the form of a check made payable to the Town of North Andover escrow account. This amount shall cover any contingencies that might affect the public welfare such as site-opening, clearing, erosion control and performance of any other condition contained herein, prior to the posting of the Performance Security as described in Condition 6b of this Conditional Approval. This Performance Guarantee may at the discretion of the Planning Board be rolled over to cover other bonding considerations,be released in full, or partially retained in accordance with the recommendation of the Planning Staff and as directed by the vote of the North Andover Planning Board. b) Any new conservation easements relative to the Project must be supplied to Planning Staff and reviewed and approved by Town Counsel. c) For purposes of this Decision,the Planning Board Approves the following building designs as depicted in the following"Plans"as follows: 1) An existing conditions survey entitled"ALTA/ACSM Land Title Survey,Water St. and High St.,North Andover,MA,"dated January&,2007,prepared by Coneco; 2) Set of definitive plans, consisting of four sheets,entitled"Definitive Plan: Planned Development,East Mill,"dated August 13,2007,prepared by Design Consultants,Inc.;a set of residential unit plans,consisting of three sheets,entitled"North Andover Mills,"dated August 16,2007,prepared by Khalsa Design,Inc.,including: Third Floor Plan,Bldg. 3A 3 RCG North Andover Mills,LLC. Phase I Special Permit-Planned Development District Conditional Approval (Dwg.A-103),Third Floor Plan,Bldg. 11 (Dwg.No.A-103.5), and Fifth Floor Plan,Bldg. 11 (Dwg.No. A-105), 3) An elevation plan entitled`Building 11 Elevation Plan,North Andover Mills,"dated August 16, 2007,prepared by Khalsa Design,Inc. (Dwg.No.A-300); 4) A set of floor plans,consisting of two sheets,entitled"East Mill,North Andover,"dated June 14, 2007,prepared by Burt,Hill,consisting of Building 1 First Floor(Dwg.No.ASK-01), and Building 1, Second Floor(Dwg.No.ASK-02); 5) A roadway and landscaping plan entitled"Landscaping and Street Improvement Plan—East Mill,"dated September 27,2007,prepared by Design Consultants,Inc.; 6) A plan entitled"Open Space Plan—East Mill,"dated September 26,2007,prepared by Design Consultants, Inc.; and, 7) A set of wall and freestanding sign plans,consisting of three sheets, entitled"East Mill,"dated August 29, 2007,prepared by Barlo Signs,Inc. 4. Recording of Decision and Plans: Prior to the issuance of a Building Permit, a copy of this Decision,including the Phased Development Schedule attached hereto, shall be recorded with the Final Plans, and one certified copy of the recorded decision and Final Plans must be submitted to the Planning Department. 5. Prior to Construction: a) A construction schedule shall be submitted to the Planning Staff for the purpose of tracking the construction and informing the public of anticipated activities on the site. 6. Throughout and During Construction: a) Dust mitigation and roadway cleaning must be performed weekly, or as deemed necessary by the Town Planner,throughout the construction process. b) Street sweeping must be performed,at least once per month,throughout the construction process,or more frequently as directed by the Town Planner. c) Hours of operation during construction are limited from 7 a.m. to 5 p.m., Monday through Friday and 8 a.m.—5 p.m.on Saturdays. 7. Prior to the issuance of a building permit: a) A Performance Guarantee in an amount to be determined by the Planning Board, shall be posted to ensure completion of the work in accordance with the Plans approved as part of this conditional approval. The bond must be in the form acceptable to the North Andover Planning Board. Items covered by the Bond may include,but shall not be limited to: i) as-built drawings; ii) sewers and utilities 4 r R RCG North Andover Mills,LLC.—Phase I Special Permit-Planned Development District Conditional Approval iii) roadway construction and maintenance iv) lot and site erosion control v) site screening and street trees vi drainage facilities vii) site restoration viii) final site cleanup c)The applicant shall adhere to the following requirements of the Fire Department and the Building Department: i. All structures must contain a residential fire sprinkler system. The plans and hydraulic calculations for each residential system shall be submitted for review and approval by the North Andover Fire Department. Plans and hydraulic calculations for each residential system must also be supplied to the Building Department when applying for a building permit. d) The applicant must comply with the Section 4.2 of the Town of North Andover Zoning Bylaw. e) An as-built plan must be submitted to the Division of Public Works for review and approval prior to acceptance of the sewer design. f) The roadway must be constructed to at least binder coat of pavement to properly access the lot in question. Prior to construction of the binder coat, the applicant shall ensure that all required inspection and testing of water, sewer, and drainage facilities has been completed. The applicant must submit to the Town Planner and the Department of Public Works an interim as-built, certified by a professional engineer,verifying that all utilities have been installed in accordance with the plans and profile sheet. g) The applicant is required to pay sewer mitigation fees in accordance with the current and prescribed policies at the Department of Public Works. These fees are based on the number of bedrooms. Proof of payment must be supplied to the Planning Department. 8. Prior to verification of a Certificate of Occupancy. a) The applicant shall adhere to the following requirements of the North Andover Fire Department and the North Andover Building Department. All structures must contain a residential fire sprinkler system. The residential fire sprinkler systems must be installed in accordance with referenced standard NFPA 13D and in accordance with 780 CMR, Chapter 9 of the Massachusetts State Building Code. Certification that the systems have been installed properly in accordance with the above referenced regulations must be provided from both the North Andover Fire Department and the North Andover Building Department to the applicant. The applicant must then provide this certification to the North Andover Planning Department. 9. Prior to final release of security: a) The Planning Staff shall review the site. Any screening as may be reasonably required by the Planning Staff will be added at the applicant's expense. b) A final as-built plan showing final topography,the location of all on-site utilities, structures, curb cuts, parking spaces and drainage facilities must be submitted to and reviewed by the Planning Staff and the Division of Public Works. 5 `R RCG North Andover Mills,LLC.—Phase I Special Permit-Planned Development District Conditional Approval 10. If applicable,tree cutting shall be kept to a minimum throughout the project to minimize erosion and preserve the natural features of the site. 11. The Applicant has filed with the Planning Office an Open Space Plan along with a form of Conservation Restriction encompassing an area meeting the Usable Open Space requirements under Section 11.5 of the Zoning Bylaw. Such Conservation Restriction shall be executed by the Applicant and held by the Planning Board in escrow until such time as the improvements proposed on the Property(including those improvements related to Phase I, Phase H, and such other phases approved by the Planning Board) are substantially completed, and the final terms of the Conservation Restriction are satisfactorily agreed upon by the Applicant and Planning Board prior to the recording of the same. 12. This special permit approval shall be deemed to have lapsed after October 2, 2009 (two years from the date permit granted)unless substantial construction of roadway and utilities has commenced. 13. The provisions of the Special Permit shall apply to and be binding upon the applicant, its employees, contractors and subcontractors and all successors in interest or control. 14. The developer shall implement and follow all requirements set forth in this decision(conditions 1-12) and the plans and reports, referenced below. Failure to comply with all requirements therein and the conditions of this approval shall be the basis for the Planning Board, voting by majority vote, to stop all site work and construction until defects on the site are corrected and the development is put back into plan compliance. Plan compliance will be solely determined by a majority vote of the Planning Board based upon the developers written comments and the conditions contained herein. 15. Any changes deemed substantial by the Town Planner shall be presented to the Planning Board for a determination by the Board whether such changes would merit a public meeting or hearing and/or Special Permit modification. 16. The following materials and plans are included as part of this decision: Report titled: Application for Definitive Plan Approval for Planned Development District (PDD) Special Permit Prepared for: RCG North Andover Mills,LLC. 17 Ivaloo Street Somerville,MA 02143 Prepared by: RCG North Andover Mills,LLC. 17 Ivaloo Street Somerville,MA 02143 Dated: August 17,2007,Revised September 27,2007 Appendix: A-K APPEAL: Any person aggrieved by this Decision by the Planning Board, if any, may file an appeal of this Decision by bringing an action within twenty(20)days after the Decision has been filed in the Office of the Town Clerk pursuant to Section 17 of Mass. Gen.Laws Chapter 40A. r1110 --i cc: Applicant E Engineer File =H - =< 6 �pRrH TC��,� R`CEIV�Q r Obi*`tD,°q�A Town of North Andover - i � - Office of the Planning Department 2007 OCT 15 PM 4: 13 r° �e * Community Development and Services Division "o;�•°.P�"�e 1600 Osgood Street �$SA US�� North Andover,Massachusetts 01845 , NOTICE OF DECISION Any appeal shall be Bled within(20)days after the date of filing this notice in the office of the Town Clerk. Date: October 15,2007 Date of Hearing:9/18/07, 1012107 Date of Decision: October 12,2007 Application of: RCG North Andover Mills LLC c/o RCG,LLC 17 Ivaioo Street,Suite 100 Somerville,Massachusetts 02143 Premises Affected: 21 High Street, North Andover, MA 01845, within the Industrial S Zoning District,Assessors Map 69,Parcel 1,and Map 68,Parcel 10. Referring to the above Application for a Site Plan Review Special Permit from the requirements of the North Andover Zoning Bylaw,Sections 8.3, 10.3,and 10.31 and MGL C.40A, See.9 so as to allow for the construction of Phase I of a mixed-use development which includes the conversion of 35,000 square feet of existing office space to 15,000 square feet of retail/office space,aid 20,000 square feet into a total of twenty(20)apartments consisting of a mix of both 1-and 2-bedroom units,landscape work, streetscape improvements,and other improvements as described in the"Plans"cited below. After a public hearing given on the above date,the Planning Board voted unanimously to APPROVE A SITE PLAN SPECIAL PERMIT based upon the following conditions: North Andover Planning Board Richard Nardella,Chairman John Simons,Vice Chairman Jennifer Kusek,regular member Tim Seibert,alternate member RCG North Andover Mills,LLC.—Phase I Site Plan Review Special Permit Conditional Approval _^C E I V E D October 12,2007 ', 207 OCT 15 pry 4: 13 The Planning Board hereby unanimously APPROVES the Site Plan Special PeikSiAiase-Aa mixed-use development which includes the conversion of 35,000 square feet of existing office space to 15,000 square feet of retail/office space, and 20,000 square feet into a total of twenty (20) apartments consisting of a mix of both 1-and 2-bedroom units, landscape work, streetscape improvements, and other improvements as described in the"Plans"cited below. This Application for Special Permit was filed by RCG North Andover Mills LLC, 17 Ivaloo Street, Somerville,MA 02143 on August 17,2007. The area affected is located at 21 High Street,Map 69 Parcel 1 and Map 68, Parcel 10 totaling approximately 986,867 square feet and located in the I-S Zoning District. The Applicant submitted a complete application which was noticed and reviewed in accordance with Sections 8.3, 10.3, and 10.31 of the Town of North Andover Zoning Bylaw and MGL c.40A, sec. 9. The Applicant has filed with the Planning Board all plans-and reports required under the North Andover Zoning Bylaws, including but not limited to the information required under Section 8.3 and 10.31 of the North Andover Zoning Bylaws. During the review process,the Applicant and its professional consultants also submitted various revisions to the plans along with various supplemental memoranda and correspondence in response to requests by the Planning Board, and by the various departments within the Town of North Andover that reviewed the project. All of these plans, reports and correspondence are contained in the Planning Board's files and are hereby incorporated by reference into the public record for this hearing. The Planning Board makes the following findings as required by the North Andover Zoning Bylaws Section 8.3 and 10.3,as well as Section 9 of M.G.L. c.40A: 1. The specific site is an appropriate location for a Planned Development District(PDD) as it is located in the I-S Zoning District and the PDD plan meets the minimum requirements required by Section 11.4 of the Town of North Andover Zoning Bylaw. 2. The use as developed will not adversely affect the neighborhood as this site is located in the Industrial-S Zone and within the Machine Shop Village overlay district. Further,the Project provides appropriate building, landscaping, and screening setback from adjacent properties. There will be no change in architectural style of existing buildings, and the use is suited for its proposed location in proximity to the downtown and abutting residential,commercial and retail uses. 3. There will be no nuisance or serious hazard to vehicles or pedestrians. The applicant submitted a traffic study to the Planning Staff and Division of Public Works and the study was found to be accurate and sufficient for the proposed project. The Project will use existing vehicular entries and exists, as well as onsite parking areas,which will result in no hazard to vehicles and pedestrians. The applicant has incorporated street improvements to be located along High Street and coordinated with the Division of Public Works. 4. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. sewer and has been determined acceptable table b the Department The project will tic �Y town water and se r Y � of Public Works. 2 RCG North Andover Mills,LLC.—Phase I Site Plan Review Special Permit Conditional Approval October 12,2007 5. The landscaping approved as a part of this plan meets the requirements of Section 8.4 of the North Andover Zoning Bylaw. 6. The site drainage system has been reviewed by the Division of Public Works. No significant changes are proposed for the site regarding drainage facilities or impervious areas. 7. The Applicant has met the requirements of the North Andover Zoning Bylaw for Site Plan Review, including all filing requirements as stated in Sections 8.3, 10.3 and 10.31 of the Zoning Bylaw. 8. Adequate and appropriate facilities will be provided for the proper operation of the proposed use, and the use is in harmony with the general purpose and intent of this Zoning Bylaw. The project will provide for municipal water, sewer and utilities on the property to adequately address the needs of the project. Finally the Planning Board finds that this project complies with the Town of North Andover Zoning Bylaw requirements as listed in Section 8.3, 10.3 and 10.31 but requires conditions in order to be fully in compliance. The Planning Board hereby unanimously votes to both grant the requested waivers as described in the Applicant's application, and also unanimously votes to grant approval of the Applicant's proposed project as described in the "Plans" and other supporting information described in the public record,provided the following conditions are met: SPECIAL CONDITIONS: 1. Permit Definitions: a) The "Locus"refers to the 986,867 s.f. of land with frontage on High Street and Water Street, as shown on Assessors Map 99,Parcel 1, and Map 68,Parcel 10, and also known as 21 High Street and 120 Water Street,North Andover,Massachusetts. b) The"Plans"refer to the plans as follows: 1) An existing conditions survey entitled"ALTA/ACSM Land Title Survey,Water St. and High St.,North Andover,MA,"dated January 8,2007,prepared by Coneco; 2) Set of definitive plans, consisting of four sheets, entitled "Definitive Plan: Planned Development,East Mill,"dated August 13,2007,prepared by Design Consultants,Inc.; 3) A set of residential unit plans, consisting of three sheets, entitled "North Andover Mills," dated August 16, 2007,prepared by Khalsa Design, Inc., including: Third Floor Plan Bldg. 3A (Dwg. A-103), Third Floor Plan , Bldg. 11 (Dwg. No. A-103.5), and Fifth Floor Plan, Bldg. 11 (Dwg.No.A-105); 4) An elevation plan entitled"Building 11 Elevation Plan,North Andover Mills,"dated August 16,2007,prepared by Khalsa Design,Inc. (Dwg.No.A-300); 5) A set of floor plans, consisting of two sheets,entitled"East Mill,North Andover,"dated June 14 2007 prepared b Burt Hill, consisting of Building 1 First Floor (Dwg. No. ASK-01), , p P Y g and Building 1, Second Floor(Dwg.No.ASK-02): 3 RCG North Andover Mills,LLC.—Phase I Site Plan Review Special Permit Conditional Approval October 12,2007 6) A roadway and landscaping plan entitled"Landscaping and Street Improvement Plan— East Mill,"dated September 27,2007,prepared by Design Consultants,Inc.; 7) A plan entitled "Open Space Plan - East Mill," dated September 26, 2007, prepared by Design Consultants,Inc.; and, 8) A set of wall and freestanding sign plans, consisting of three sheets, entitled "East Mill," dated August 29,2007,prepared by Barlo Signs,Inc. c) The "Project" or "East Mill Phase P' refers to construction of Phase I of a mixed-use development which includes the conversion of 35,000 square feet of existing office space to 15,000 square feet of retail/office space, and 20,000 square feet into a total of twenty (20) apartments consisting of a mix of both 1- and 2-bedroom units, landscape work, streetscape improvements,and other improvements as described in the Plans; d) The"Applicant"refers to RCG North Andover Mills LLC, the applicant for the Special Permit. e) The"Project Owner"refers to the person or entity holding the fee interest to the title to the Locus from time to time, which can include but is not limited to the Applicant,developer,and owner. 2. Environmental Monitor: The developer shall designate an independent Environmental Monitor who shall be chosen in consultation with the Planning and Community Development Staff. The Environmental Monitor must be available upon four (4) hours notice to inspect the site with the Planning Board designated official. The Environmental Monitor will be required to inspect all such devices and oversee cleaning and the proper disposal of waste products if applicable. 3. Construction Monitor: The Applicant shall designate an independent construction monitor who shall be chosen in consultation with the Planning Department. The construction monitor must be available upon four (4) hours notice to inspect the site with the Planning Board designated official. The construction monitor shall make weekly inspections of the project and file monthly reports to the Planning Board throughout the duration of the project. The monthly reports shall detail areas of non- compliance and actions taken to resolve such issues. The designated monitor may not be applicant and/or developer. The weekly inspections and monthly reports provided to the Planning Department shall include the following: a) Site clearing; b) Erosion control; c) Drainage and detention structures; d) On-site water and sewer utilities; e) Parking spaces and related pavement; f) Curb cuts; g) Retaining walls; h) Site screening,landscaping and street trees; i) Site restoration; j) Final site cleanup; and k) Temporary storage of construction debris,dirt,and equipment. 4. PRIOR TO THE ENDORSEMENT OF THE PLANS BY THE PLANNING BOARD, THE APPLICANT MUST COMPLY WITH THE FOLLOWING CONDITIONS: 4 s RCG North Andover Mills,LLC.—Phase I Site Plan Review Special Permit Conditional Approval October 12,2007 a) The final plans described in Paragraph l.b(2) through (6) (the "Final Plans") must be reviewed and approved b the DPW and the Planning Department and be endorsed b the Planning Board. pp Y g p Y g The Final Plans shall be modified to include a Planning Board endorsement block and must be submitted for review within ninety(90) days of filing the decision with the Town Clerk. Failure to submit and obtain Planning Board endorsement within the 90-day period will automatically cause the approval to become null and void. b) The final site drainage system must be designed in accordance with the Town Bylaw requirements and reviewed by the Division of Public Works. All storm water drainage control facilities utilized by the site shall be shown on the site plan. Written confirmation of said review and approval by the Department of Public Works must be submitted to the Planning Department. c) A bond in the amount of five thousand($5,000)dollars must be posted for the purpose of insuring that a final as-built plan showing the location of all on-site utilities, structures, curb cuts, parking spaces, topography, and drainage facilities is submitted. The bond is also in place to insure that the site is constructed in accordance with the approved plan. The form of security must be acceptable to the Planning Board. d) All site plan application and escrow fees must be paid in full and verified by the Town Planner. 5. PRIOR TO THE START OF CONSTRUCTION: a) A construction schedule shall be submitted to the Planning Staff for the purpose of tracking the construction and informing the public of anticipated activities on the site. b) All applicable erosion control measures must be in place and reviewed and approved by the Planning Department. c) It shall be the responsibility of the developer to assure that no erosion on the site shall occur which will cause deposition of soil or sediment upon adjacent properties or public ways,except as normally ancillary to off-site sewer or other off-site construction. Off-site erosion will be a basis for the Planning Board making a finding that the project is not in compliance with the plan; provided, however, that the Planning Board shall give the developer written notice of any such finding and ten days to cure said condition. d) A pre-construction meeting must be held with the developer, their construction employees, Planning Department, Building Department, Town Engineer, and Police Department to discuss scheduling of inspections, the construction schedule, and the process/method of informing the public of the anticipated activities on the site. The applicant will also discuss the traffic mitigation and any possible road closures, which may occur as a result of the construction. The applicant will coordinate with the North Andover Police Department if the construction of the project necessitates Police traffic details. Minutes of the meeting must be submitted to the Planning Board prior to the start of construction. e) The developer shall provide the Planning Board with copies of permits, plans and decisions received from all other North Andover Land-Use Boards or departments. In addition to receipt of these plans, the Applicant shall supply the Town Planner with a letter outlining any and all revisions resulting from said permits, plans and decisions received from other town boards, commissions and departments that differ from the approved plans. 5 RCG North Andover Mills,LLC.—Phase I Site Plan Review Special Permit Conditional Approval October 12,2007 6. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT: a) Three(3)copies of the signed,recorded plans must be delivered to the Planning Department. b) One certified copy of the recorded decision must be submitted to the Planning Department. c) The project owner shall adhere to the following requirements of the North Andover Fire Department and the North Andover Building Department: 1. All structures must contain a commercial fire sprinkler system. The plans and hydraulic calculations for each commercial system shall be submitted for review and approval, if required, by the North Andover Fire Department. Plans and hydraulic calculations for each commercial system must also be supplied to the Building Department. 7. DURING CONSTRUCTION: a) During construction, the site must be kept clean and swept regularly throughout the construction process. Dust mitigation, dewatering and roadway cleaning must be performed weekly, or more frequently as dictated by site and weather conditions and as directed by the Town Planner. b) The plans for the stockpiling of materials (dirt, wood, construction material, etc.) must be shown on a plan and reviewed and approved by the Town Planner. c) In an effort to reduce noise levels, the developer shall keep in optimum working order, through regular maintenance,any and all equipment that will emanate sounds from the structures or site. d) The Town Planner will perform monthly inspections of the site during construction to ensure that the developer is adhering to the conditions set forth in the decision. 8) PRIOR TO THE ISSUANCE OF A CERTIFICATE OF OCCUPANCY: a) The Applicant must submit a letter from the architect and engineer of the project stating that the building, landscaping, lighting and site layout substantially comply with the plans referenced at the end of this decision as endorsed by the Planning Board. Alternatively,the Applicant and/or property owner may provide a bond, determined by the Planning Board, to cover the full amount of the landscaping materials and installation if weather conditions do not permit the completion of the landscaping prior to the use of the parking area. b) The Planning Staff shall approve all new artificial lighting used to illuminate the site. All new lighting shall have underground wiring and shall be so arranged that all direct rays from such lighting falls entirely within the site and shall be shielded or recessed so as not to shine upon abutting properties or streets. The Planning Staff shall review a site lighting plan for any new site lighting. Any changes to the approved lighting plan as may be reasonably required by the Planning Staff shall be made at the owner's expense. The Applicant must submit a letter from the architect and engineer of the project stating that the building, signs, landscaping, lighting and site layout substantially comply with the Plans referenced at the end of this decision as endorsed by the Planning Board. All site lighting shall provide security for the site and structures,however, it must not create any glare or project any light onto adjacent residential properties. 6 RCG North Andover Mills,LLC.—Phase I Site Plan Review Special Permit Conditional Approval October 12,2007 c) The commercial fire sprinkler systems must be installed in accordance with referenced standard NFPA 13D and in accordance with 780 CMR, Chapter 9 of the Massachusetts State Building Code. Certification that the systems have been installed properly in accordance with the above referenced regulations must be provided from both the North Andover Fire Department and the North Andover Building Department to the applicant. The Applicant must then provide this certification to the North Andover Planning Department. d) Any and all signage plans for the site,which have been provided to the Planning Board during the site plan review process, were presented for the purpose of demonstrating signage materials only. Any signage plans must conform to Section 6, Signage and Outdoor Lighting Regulations of the Town of North Andover Zoning Bylaw, as amended, and must be approved by the Building Department. In no way is the Project Owner to construe that the Planning Board has reviewed and approved the signage plans for Zoning Compliance as that is the jurisdiction of the Building Department. All additional permits must be obtained by the Project Owner prior to construction. e) The Applicant shall make a written request to the Board of Selectmen for approval to change the "No Parking" designation currently located on the east side of High Street, to "One Hour Parking" or other requested parking limitations, and that appropriate modifications to the signage shall be made based upon the Board of Selectmen's determination, which shall take into consideration the recommendations of the Police Department and the Department of Public Works,if any. f) The Applicant shall install two additional"Stop" signs at the intersection of Elm, Water and High Streets, along with appropriately located "Stop Ahead" signs in order to create a 4-way stop configuration at this intersection, all as shown on the Plans. Such change to the existing "Stop" sign configuration located at the intersection of Elm,High and Water Streets shall be approved by the Board of Selectmen which shall consider the recommendations of the Police Department and the Department of Public Works, if any. If the Board of Selectmen do not approve such changes, then the Applicant shall not be obligated to install the proposed"Stop" sign improvements shown on the Plans. 9. PRIOR TO THE FINAL RELEASE OF ALL SECURITY AND ESCROWED FUNDS a) The Planning Staff shall review the site. Any screening as may be reasonably required by the Planning Staff will be added at the Project Owner's expense. b) A final as-built plan showing final topography,the location of all on-site utilities, structures, curb cuts, parking spaces, and drainage structures and facilities must be submitted to the Planning Department.The Applicant must submit a letter from the architect and engineer of the project stating said items substantially comply with the plans referenced at the end of this decision as endorsed by the Planning Board. 10. All site work and external construction activity shall be limited to between 7:00 a.m. and 7:00 p.m. Monday through Friday and between 8:00 a.m. and 5:00 p.m.on Saturday. 11. Any plants, trees or shrubs that have been incorporated into the Landscape Plan approved in this decision that die shall be replaced immediately by the owner(if seasonally feasible). All plantings and screening depicted on the approved plans shall remain in perpetuity over the life of the project. 7 r ; RCG North Andover Mills,LLC.—Phase I Site Plan Review Special Permit Conditional Approval October 12,2007 Reasonable substitutions may be allowed as determined by the Town Planner,but size and coverage must be maintained throughout the duration of the project. 12. The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation. 13. Gas, Telephone, Cable and Electric utilities shall be installed underground as specified by the respective utility companies. 14. No open burning shall be done except as is permitted during burning season under the Fire Department regulations. 15. No underground fuel storage shall be installed except as may be allowed by Town Regulations. 16. The provisions of this conditional approval shall apply to and be binding upon the applicant, its employees and all successors and assigns in interest or control. 17. The Owner will haul any required snow off-site to the extent that such accumulated snow interferes with parking and access on the Property. 18. Truck deliveries for goods and merchandise for the retail uses shall occur only between the hours of 6 a.m. and 9 p.m. seven days a week. Trash pickup from the dumpster shall be limited to between the hours of 7:00 am to 9 pm., seven days a week. The dumpster and dumpster enclosure shall remain closed except when trash deposit,removal and pickup operations are being conducted. 19. The Planning Board requires that the project be built in accordance with the herein referenced plans and specifications and in full accordance with the design elements and features displayed and discussed during the Public Hearings and in strict accordance with all conditions contained herein. Any revisions shall be submitted to the Town Planner for review in accordance with Section 8.3.8 of the Zoning Bylaw. If the Town Planner in his/her sole discretion deems these revisions to be substantial as defined in Section 8.3.8, the applicant must submit revised plans to the Planning Board for approval. 20. This Special Permit approval shall be deemed to have lapsed after October 2,2009 (two years from the date permit granted) unless substantial use or construction has commenced. Substantial use or construction will be determined by a majority vote of the Planning Board. 21. The following information shall be deemed part of the decision: Report titled: Application for Definitive Plan Approval for Planned Development District (PDD) Special Permit Prepared for: RCG North Andover Mills,LLC. 17 Ivaloo Street Somerville,MA 02143 Prepared by: RCG North Andover Mills,LLC. 17 Ivaloo Street Somerville,MA 02143 Dated: August 17,2007,Revised September 27,2007 Appendix: A-K 8 RCG North Andover Mills,LLC.—Phase I Site Plan Review Special Permit Conditional Approval October 12,2007 APPEAL: Any person aggrieved by this Decision by the Planning Board, if any, may file an appeal of this Decision by bringing an action within twenty(20)days after the Decision has been filed in the Office of the Town Clerk pursuant to Section 17 of Mass. Gen.Laws Chapter 40A. cc: Town Departments Applicant Engineer Abutters �p CIR i Cn 9 1 ; Massachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands DEP File Number: WPA Form 4B — Order of Resource Area Delineation 242-1416 Provided by DEP Ll Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 A. General Information Important: North Andover When filling out From: forms on the 1.Conservation Commission computer, use 2. This Issuance is for(check one): only the tab key to move your cursor-do not a. ® Order of Resource Area Delineation Only use the return key. b. ❑ Order of Resource Area Delineation Subject to Simplified Review 1. ❑ Not Subject to Stormwater Policy 2. ❑ Subject to Stormwater Policy c. ❑ Amended Order of Resource Area Delineation Note: Before 3. To: Applicant: completing this form consult David Steinber h RCG LLC your local a. First Name b.Last Name c.Company Conservation Commission 17 Ivaloo Street Suite 100 regarding any d.Mailing Address municipal bylaw Somerville MA 02143 or ordinance. e. City/Town f.State g.Zip Code 4. Property Owner(if different from applicant): a. First Name b.Last Name c.Company d. Mailing Address e.City/Town f.State g.Zip Code 5. Project Location: 21 High Street North Andover a. Street Address b.City/Town Map 69 Parcel 1 c.Assessors Map/Plat Number d.Parcel/Lot Number Latitude and Longitude(note: electronic filers will click for GIS locator): a Latitude f.Longitude 6. Dates: 10/12/07 10/24/07 10/25/07 a. Date Notice of Intent filed b.Date Public Hearing Closed c.Date of Issuance 7. Title and Date(or Revised Date if applicable)of Final Plans and Other Documents: Plan of Land, Sheets 1 &2 October 9, 2007 a.Title b.Date ANRAD October 12, 2007 c.Title d.Date wpaform4b.doc•rev.01/07 Page 1 of 7 Massachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands DEP Fide"umber: WPA Form 4B — Order of Resource Area Delineation 242-1416 Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 Provided by DEP B. Order of Delineation 1. The Conservation Commission has determined the following (check whichever is applicable): a. ® Accurate: The boundaries described on the referenced plan(s) above and in the Abbreviated Notice of Resource Area Delineation are accurately drawn for the following resource area(s): i. ® Bordering Vegetated Wetlands 2. ® Other Resource Area(s), specifically: Bank, Riverfront Area, and all associated buffer zones as shown on the plan referenced here in. Approved Resource area flags include Al through A45. b. ❑ Modified: The boundaries described on the plan(s) referenced above, as modified by the Conservation Commission from the plans contained in the Abbreviated Notice of Resource Area Delineation, are accurately drawn from the following resource area(s): 1. ❑ Bordering Vegetated Wetlands 2. ❑ Other Resource Area(s), specifically: c. ❑ Inaccurate: The boundaries described on the referenced plan(s) and in the Abbreviated Notice of Resource Area Delineation were found to be inaccurate and cannot be confirmed for the following resource area(s): 1. ❑ Bordering Vegetated Wetlands 2. ❑ Other Resource Area(s), specifically: 3. The boundaries were determined to be inaccurate because: wpaform4b.doc•rev.01107 Page 2 of 7 Massachusetts Department of Environmental Protection L7 Bureau of Resource Protection - Wetlands DEP File Number: WPA Form 4B — Order of Resource Area Delineation 242-1416 Provided by DEP Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 C. Simplified Buffer Zone Review Work within the Buffer uffe Zone pursuant to the Simplified!m lfied Review 3 10 CMR 10.02 requires that you p p ( ) q must comply with the following conditions. if your project does not meet these requirements, you are required to either file a Determination of Applicability or Notice of intent or take other corrective measures as directed by the Conservation Commission. Simplified Review Conditions: Work conducted under Simplified Review requires the following: 1. No work of any kind shall occur within any wetland resource areas including Riverfront Area and Bordering Land Subject to Flooding. 2. The inner 0-to-50-foot wide area from the delineated wetland boundary that has a Buffer Zone shall not be disturbed by any work associated with this project, including placement of any stormwater management components. 3. No work shall occur in the Buffer Zone bordering an Outstanding Resource Water(e.g., certified vernal pool, public water supply reservoir or tributary), as defined in 314 CMR 4.00 or border coastal resource areas at 310 CMR 10.25-10.35. 4. No work shall occur in the Buffer Zone adjacent to wetland resources with estimated wildlife habitat(which is identified on the most recent Estimated Habitat Map of State-listed Rare Wetlands Wildlife). 5. Erosion and Sedimentation controls shall be installed and maintained at the 50-foot Buffer Zone Line or limit of work (whichever is a greater distance from the resource area)to protect resource areas during construction. 6. If the project is subject to the Massachusetts Stormwater Policy, all work shall be conducted in conformance with an approved Stormwater Management Plan. 7. The Buffer Zone does not contain a slope greater than an average of 15%at its steepest gradient across the 100-foot Buffer Zone. 8. The amount of new impervious surface, in combination with existing impervious surfaces, shall not exceed 40% of the Buffer Zone between 50 and 100 feet. 9. No work is allowed, and no additional NOI or RDA shall be filed, for any work within the 0-to-50- foot Buffer Zone during the three-year term of an Order associated with this application. 10. Prior to any work being undertaken pursuant to this Order, the wetland resource boundary shall be flagged; all boundary delineation flagging should be maintained for the term of the Order. 11. If stormwater management structures are proposed in the Buffer Zone, the stormwater management structures shall be maintained as required in the Stormwater Plan. Such maintenance constitutes an ongoing condition and is not subject to further permitting requirements. 12. If this ORAD involves work as part of a Simplified Review, the ORAD shall be recorded at the Registry of Deeds prior to the commencement of work per the requirements of Section F. 13. Prior to proceeding with any work under Simplified Review, applicants are required to provide written notice to the Commission one week prior to commencing any work. 14. If work authorized under Simplified Review is commenced, no work is allowed, and no additional NOi or RDA may be filed,for any work within the 0-to-50-foot buffer zone during the term of an ORAD associated with this application. If work authorized under Simplified Review is not commenced,then future NOls or RDAs may be filed for work within the 0-to-50-foot portion of the buffer zone. --End of Conditions-- wpafcrm4b.doc•rev.01/07 Page 3 of 7 Massachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands DEP Fife"Umber: WPA Form 4B -- Order of Resource Area Delineation 242-1416 Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 Provided by DEP C. Simplified Buffer Zone Review cont. Stormwater Applicability 1. ❑ The project is not subject to the Stormwater Policy. 2. ❑ The project is subject to the Stormwater Policy and the Stormwater Plan included for the project complies with all stormwater standards. Ineligibility Determinations Site Conditions: The applicant is not eligible for Simplified Buffer Zone review and must file a Request for Determination of Applicability or Notice of Intent prior to any work because: 3. ❑ Work is within the Buffer Zone of a Coastal Resource Area as defined at 310 CMR 10.25- 10.35. 4. ❑ The Buffer Zone contains existing slopes greater than an average of 15%. 5. ❑ Buffer Zone contains estimated rare wildlife habitat.' s. F1The site borders an Outstanding Resource Water.2 Stormwater 7. ❑ The project is subject to the Stormwater Policy and the applicant has not submitted sufficient information to demonstrate compliance with the Stormwater Management Policy. Prior to any work, the applicant must submit plans showing compliance with the standards in the Stormwater Policy, the location of the work, the amount of impervious surface, and the location of erosion controls, to the Commission for its concurrence. (See instructions to ANRAD Form 4A.)The following necessary stormwater information was not submitted by the applicant: a. a. ❑ The project is subject to the Stormwater Policy but the project does not comply with one or more of the stormwater standards (specify which standard(s) not met). a.Standard# b.Standard# s. ❑ Impervious surface exceeds 40% of the area of the Buffer Zone between 50 and 100 feet from the resource area. 10. ❑ The applicant did not submit plans depicting adequate erosion and sedimentation controls located at the limit of work or at least 50 feet from any resource areas, whichever will be greater. i i. ❑ Work is proposed within 50 feet of a resource area. Notice to Commission Any applicant proposing to proceed under Simplified Buffer Zone Review, as specified in 310 CMR 10.02, must provide written notice to the Commission one week prior to any work. ' Identified on the most recent Estimated Habitat Map of State-listed Rare Wetlands Wildlife of the Natural Heritage and Endangered Species Program. Certified Vernal Pools,public water supplies, or inland ACECs as identified in 314 CMR 4.00. wpaform4b.doc•rev.01/07 Page 4 of 7 Massachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands DEP File Number: WPA Form 46 — Order of Resource Area Delineation 242-1416 Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 Provided by DEP D. Findings This Order of Resource Area Delineation determines that the Stormwater Plan, if applicable, and the boundaries of those resource areas noted above, have been delineated and approved by the Commission and are binding as to all decisions rendered pursuant to the Massachusetts Wetlands Protection Act (M.G.L. c.131, §40) and its regulations (310 CMR 10.00). This Order does not, however, determine the boundaries of any resource area or Buffer Zone to any resource area not specifically noted above, regardless of whether such boundaries are contained on the plans attached to this Order or to the Abbreviated Notice of Resource Area Delineation. The Agent or members of the Conservation Commission and the Department of Environmental Protection shall have the right to enter and inspect the area subject to this Order at reasonable hours to evaluate compliance with the conditions stated in this Order, and may require the submittal of any data deemed necessary by the Conservation Commission or Department for that evaluation. If the Abbreviated Notice of Resource Area Delineation was filed as Simplified Review for a Buffer Zone project, the applicant has certified that any work associated with the proposed project meets all eligibility requirements for Simplified Review listed in Section C of this Order. Any work that does not comply with the Simplified Review requirements will require a Notice of Intent or Request for Determination of Applicability. The applicant is responsible for promptly requesting a Certificate of Compliance following completion of any work allowed pursuant to a Simplified Review or no later than three years from the date of the Order of Resource Area Delineation unless the Order is extended. Failure to comply with the conditions of this Order is grounds for the Conservation Commission or the Department to take enforcement action. This Order must be signed by a majority of the Conservation Commission. The Order must be sent by certified mail (return receipt requested)or hand delivered to the applicant. A copy also must be mailed or hand delivered at the same time to the appropriate DEP Regional Office (see ham://www.mass.gov/dep/about/region/findyour.htm). E. Appeals The applicant,the owner, any person aggrieved by this Order, any owner of land abutting the land subject to this Order, or any ten residents of the city or town in which such land is located, are hereby notified of their right to request the appropriate DEP Regional Office to issue a Superseding Order of Resource Area Delineation.When requested to issue a Superseding Order of Resource Area Delineation,the Department's review is limited to the objections to the resource area delineation(s)stated in the appeal request.The request must be made by certified mail or hand delivery to the Department,with the appropriate filing fee and a completed Request for Departmental Action Fee Transmittal Form, as provided in 310 CMR 10.03(7)within ten business days from the date of issuance of this Order.A copy of the request shall at the same time be sent by certified mail or hand delivery to the Conservation Commission and to the applicant, if he/she is not the appellant.Any appellants seeking to appeal the Department's Superseding Order associated with this appeal will be required to demonstrate prior participation in the review of this project. Previous participation in the permit proceeding means the submission of written information to the Conservation Commission prior to the close of the public hearing, requesting a Superseding Order or Determination, or providing written information to the Department prior to issuance of a Superseding Order or Determination. The request shall state clearly and concisely the objections to the Order which is being appealed and how the Order does not contribute to the protection of the interests identified in the Massachusetts Wetlands Protection Act, (M.G.L. c. 131, §40)and is inconsistent with the wetlands regulations(310 CMR 10.00).To the extent that the Order is based on a municipal bylaw or ordinance, and not on the Massachusetts Wetlands Protection Act or regulations,the Department of Environmental Protection has no appellate jurisdiction. wpaform4b.doc•rev.01/07 Page 5 of 7 Massachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands DEP File"umber. WPA Form 4B — Order of Resource Area Delineation 242-1416 Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 Provided by DEP F. Signatures and Notary Acknowledgement Please indicate the number of members who will sign this form: 1. Number of Signers Signature f Con erv�ip C "ission Member ssion Member r Sign ure Conservationmmission Member Sj, natu of "satffommission Member &146 \11-41 A -- Signature of Conservation Commission MemberS' nat a of Cons n Commission Member ignatur Conservation Commission Member Th Order is valid for three years from the date of issuance. This Order is-issued to the applicant and the property owner(if different) as follows: ❑ by hand delivery on t/ by certified mail, return receipt requested on Date Date Notary Acknowledgement Commonwealth of Massachusetts County of Essex North 1`1 o1®0 2 On this Day Of Month Year Before me, the undersigned Notary Public, 'C-04+ ha-5e- personally appeared Name of Document Signer proved to me through satisfactory evidence of identification, which was/were Massachusetts License Description of evidence of identification to be the person whose name is signed on the preceding or attached document, and acknowledged to me that he/she signed it voluntarily for its stated purpose. As member of North Andover Conservation Commission Cityrrown DONNAM.WEDGEany1�, NOTARY PUBLIC ^"".IONWEALTH OF MASSACHUSETTS Signature of Notary Public y Comm.Expires Aug.7,2009 Printed Nameofof Notary Public Place notary seal and/or any stamp above k/ 17 I`Poaq My Commi sion E spires(Date) wpaform4b.doc•rev.01/07 Page 6 of 7 Massachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands DEP File Number: WPA Form 4B — Order of Resource Area Delineation 242-1416 Provided by DEP Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 G. Recording Information If this Order is issued for purposes of Resource Area Delineation only, this Order should NOT be recorded. If this Order of Resource Area Delineation is issued as part of a Simplified Review, this Order must be recorded in the Registry of Deeds or the Land Court for the district in which the land is located,within the chain of title of the affected property. In the case of recorded land, the Final Order shall also be noted in the Registry's Grantor Index under the name of the owner of the land subject to the Order. In the case of registered land, this Order shall also be noted on the Land Court Certificate of Title of the owner of the land subject to the Order of Conditions. The recording information on Page 6 of this form shall be submitted to the Conservation Commission listed below. North Andover Conservation Commission Detach on dotted line, have stamped by the Registry of Deeds and submit to the Conservation Commission. -------------------------------------------------------------------------------------------------------------------------- To: North Andover Conservation Commission Please be advised that the Order of Conditions for the Project at: 21 High Street 242-1416 Project Location DEP File Number Has been recorded at the Registry of Deeds of: County Book Page for: Property Owner and has been noted in the chain of title of the affected property in: Book Page In accordance with the Order of Conditions issued on: Date If recorded land, the instrument number identifying this transaction is: Instrument Number If registered land, the document number identifying this transaction is: Document Number Signature of Applicant wpaform4b.doc•rev.01/07 Page 7 of 7 LlMassachusetts Department of Environmental Protection Bureau of Resource Protection - Wetlands � � Request for Departmental Action Fee Transmittal Form Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 A. Request Information Important: When fillm9out1. Person or party Ymakin request(if appropriate, name the citizen group's representative): forms on the computer, use Name only the tab key to move your cursor- Mailing Address do not use the return key. City/Town State Zip Code QPhone Number Fax Number(if applicable) IL V Project Location Mailing Address City/Town State Zip Code 2. Applicant(as shown on Notice of Intent(Form 3),Abbreviated Notice of Resource Area Delineation (Form 4A); or Request for Determination of Applicability(Form 1)): Name Mailing Address City/Town State Zip Code Phone Number Fax Number(if applicable) 3. DEP File Number: B. Instructions 1. When the Departmental action request is for(check one): ❑ Superseding Order of Conditions ❑ Superseding Determination of Applicability ❑ Superseding Order of Resource Area Delineation Send this form and check or money order for$100.00(single family house projects)or$200(all other projects), payable to the Commonwealth of Massachusetts to: Department of Environmental Protection Box 4062 Boston, MA 02211 wpaform4b.doc Page 1 of 2 Massachusetts Department of Environmental Protection �— Bureau of Resource Protection- Wetlands Request for Departmental Action Fee Transmittal Form Massachusetts Wetlands Protection Act M.G.L. c. 131, §40 B. Instructions (cont.) 2. On a separate sheet attached to this form, state clearly and concisely the objections to the Determination or Order which is being appealed. To the extent that the Determination or Order is based on a municipal bylaw, and not on the Massachusetts Wetlands Protection Act or regulations, the Department has no appellate jurisdiction. 3. Send a copy of this form and a copy of the check or money order with the Request for Superseding Determination or Order by certified mail or hand delivery to the appropriate DEP Regional Office (see http://www.mass.gov/der)/about/region/findyour htm). 4. A copy of the request shall at the same time be sent by certified mail or hand delivery to the Conservation Commission and to the applicant, if he/she is not the appellant. wpaform4b.doc Page 2 oft SMOLAK & VAUGHAN John T. Stuntak.. Esq. .............. T 975-327-5215 I F 978-327-521'V October 1.9,2007 BHand C> Riciia�rTA. Nardella,Chairman cn;:u C-5 Planning Board Town of North Andover 1600 Osgood Street F 'U> zC North Andover,Massachusetts 01845 -q RE: Application for Preliminary Plan Approval for Planned Development ON District(PDD)Special Permit --Phase 11 Property: 21 High Street Owner/Ap-plicant: RCG,North Andover Mills LLC Dear Mr:Nardella: On behalf of the Applicant,RCG North Andover Mills LLC,enclosed please find ton (10)copies(stamped.by the Town Clerk)of the Preliminary Plan Application for Planned Development District Special Permit,memorandum in support of the same, along with attached site plans. The proposed project represents Phase 11 of the proposed multi-phased redevelopment of the East Mill located at 21 High Street. Phase I of the project included the renovation of 15,000 s.f of vacant office space into new retail uses, the renovation of 20,000 s.f.into new residential loft apartments,and streetscape and other improvements. This plan combines all future phases and includes conversion of 65,000 s.f.of vacant office space into 50 one-and two-bedroom apartments,significant site improvements and expansion of parking areas,and two new residential buildings of 39 and 98 units, respectively. On behalf of the Applicant,we look forward to working with the Planning Board and Planning Department on this proposed mixed use redevelopment project. Please feel free to contact my office with any further questions or concerns. Sbacerely, , John T.'Smolakk JTS/ cc: David Steinbergh, Manager,RCG North Andover Mills LLC Town Clerk Distribution List El<isf ,N'Iill,21 High Street,Suite 3014 North Audover,NIIA 01845 Town of North Andover Planning Board Application for PRELIMINARY - Planned Dev elopme ------------------------D>str>ct Special Permit Please type or print clearly. 1. Petitioner: RCG North Andover Mills LLC Petitioner's Address: 17 Ivaloo Street, Somerville,MA 02143 Telephone number: 617 625 8315 2. Owners of the Land: RCG North Andover Mills LLC Address: 17 Ivaloo Street, Somerville, MA 02143 Number of years of ownership: 9 months 3. Year lot was created: 4. Description of Proposed Project: Redevelopment of 65,000 square feet of existing buildings to 50 new 1- and 2-bedroom apartments renovation of 50,000 square feet of existing space for commercial uses allowed in PDD District construction of 137 new residential units and associated improvements to parking areas and landsca in . 5. Description of Premises: 235.000 sf of office and research and devel_pment space in a series of attached and free-standing brick buildings with over 1,000 parkin spaces over a 22.65 acre site 6. Address of Property Being Affected:21 High Street Zoning District: I-S Assessors: Map: 69 Lot#: 1 Map: 68 Lot#:_ 10 Registry of Deeds: Book#: 10601 Page#:340 7. Existing Lot: Lot Area(Sq. Ft) 986,869+/- Building Height: Maximum 70 feet(existing) Street Frontage: 1,210 feet Side Setbacks:N/A Front Setback: 0-94 feet Rear Setback:N/A Floor.Area Ratio: 0.24 Lot Coverage: 0.20 8. Proposed Lot(if applicable): Lot Area(Sq. Ft) 986,869+/- Building Height: Maximum 70 feet(no chance Street Frontage: 1,210 feet Side Setbacks:N/A Front Setback: 0-94 feet Rear Setback:N/A Floor Area Ratio: 0.48 Lot Coverage:0.22 9. Required Lot(as required by Zoning Bylaw): Lot Area(Sq. Ft) 60,000 Building Height ht N/A _ Street Frontage: N/A Side Setbacks:N/A* Front Setback: N/A* Rear Setback:N/A* Floor Area Ratio: N/A Lot Coverage:N/A * Where PDD abuts a residential district, 25 foot buffered setback from abutting property lines or street lines(NAZB Section 11.5). 10. Existing Building(if applicable): Ground Floor(Sq. Ft.) 115,000+/- #of Floors: 1-5 Total Sq. Ft. 235,000+/- Height: Maximum 70 feet Use: Office Type of Construction Wood frame with Brick 11. Proposed Buildings: (Combined figures for all buildings) Ground Floor(Sq. Ft.) 168,036+/- #of Floors:1-5 Total Sq. Ft. 470,872+/- Height: Maximum 70 feet(existing—new buildings at no more than 55 feet in height) Use: Residential Retail Office Restaurant etc. Type of Construction Various 12. Has there been a previous application for a Special Permit from the Planning Board on these premises? Yes If so, when and for what type of construction? October 2 2007 approval of Phase I PDD Special Permit and Site Plan Special Permit for conversion of existing offices ace into 20 residential units and 15,000 square feet of retail and restaurant use. 13. Section of Zoning Bylaw that Special Permit is Being Requested: Sections 11.0, 10.3 and 10.31 14. Petitioner and Landowner signature(s): Every application for a Special Permit shall be made on this form which is the official form of the Planning Board. Every application shall be filed with the Town Clerk's office. It shall be the responsibility of the petitioner to furnish all supporting documentation with this application. The dated copy of this application received by the Town Clerk or Planning Office does not absolve the applicant from this responsibility. The petitioner shall be responsible for all expenses for filing and legal notification. Failure to comply with application requirements,as cited herein and in the Planning Board Rules and Regulations may result in a dismissal by the Planning Board of this application as incomplete. Petitioner's Signa Print or type na ere: David nbergh Manager North Andover Mills LLC Owner's Signature: Print or type name here: David Steinber h manager, RCG North Andover Mills LLC 14. Please list title of plans and documents you will be attaching to this application. A. Deed B. Existing Conditions Plan C. Preliminary Plan—Planned Development D. Master Plan—Planned Development E. Unit Plans for Residential Conversion. F. Elevations and Unit Plans for 39-unit Residential Building. G. Elevations and Unit Plans for 98-unit Residential Building. H. Fiscal Impact Study 1. Parking Master Plan .1. List of Abutters EAST TOWN OF NORTH ANDOVER PLANNING BOARD APPLICANT & OWNER: RCG NORTH ANDOVER MILLS LLC PROPERTY: ASSESSORS MAP 69, PARCEL 1 & MAP 68, PARCEL 10 21 HIGH STREET,NORTH ANDOVER MEMORANDUM IN SUPPORT OF APPLICATION FOR PRELIMINARY PLAN APPROVAL FOR PLANNED DEVELOPMENT DISTRICT SPECIAL PERMIT (PHASE II) (Section 11 of North Andover Zoning Bylaw) I. INTRODUCTION RCG North Andover Mills LLC is the applicant (the"Applicant") seeking a Preliminary Plan Approval of a Planned Development District (PDD) Special Permit for Phase II of a multi-phased mixed use development known as East Mill as further described below. Specifically, the Applicant is the owner (the "Owner") of certain real property consisting of 22.65 acres of land, known and numbered as 21 High Street (formerly known as One High Street). The site is located at the corner of High Street and Water Street, and is designated on the Town Assessor's Maps as Map 69, Lot 1, and Map 68, Lot 10 (the "Property"). The Owner acquired the Property by deed from FUCMS 2000-C2 Andover Mills, LLC, dated January 22, 2007, and recorded with the Essex County North District Registry of Deeds in Book 10601, Page 340 and attached hereto as Exhibit A. The Property currently consists of a total of approximately 235,000 square feet of existing office and research and development(R&D) space, and is shown on an Existing Conditions Plan entitled "ALTA/ACSM Land Title Survey" and attached hereto as Exhibit B (the "Property"). Phase I of the Planned Development District, including 20 one- and two-bedroom apartments, 15,000 square feet of retail space, street improvements, and other improvements was previously approved b the Planning Board on October 2 2007. This Y , Application relates to the full build-out of the proposed redevelopment project as discussed with the Planning Board at its meeting held on June 5, 2007. RCG NORTH ANDOVER MILLS, LLC Page 1 of 10 EAST - MILLI � " d fill If. PROPOSED PROJECT As noted above, the Applicant proposes that the Project will consist of the following: (a) the renovation and conversion of approximately 65,000 square feet of currently vacant office space into a total of 50 residential, loft-style, one-and two bedroom apartments to be located on the ground floor of Building No. 3A, and upper floors of Buildings 1, 1A, 3, 3A, and 32, with an address of 120 Water Street; (b) the expansion of the Water Street parking lot to accommodate 70 new parking spaces; (c) the expansion of allowable uses for commercial space on site to include a mix of commercial uses which are listed as permitted within a Planned Development District; (d) the expansion of the surface commercial parking lots to include 189 new parking spaces to ensure that an adequate number of parking spaces are provided for both existing and proposed uses; (e) the construction of a new culvert connection from the mill pond to the existing stormwater systems in order to improve stormwater management, along with the construction of a new deck area over the connection; (f) the construction of 39 new one- and two-bedroom condominiums overlooking the mill pond, along with associated site and landscaping improvements; and, (g) the construction of 98 new one- and two-bedroom condominiums and expansion of the parking garage to add 105 new parking spaces with associated site and landscaping improvements; all of which is shown on the attached site plans described below. -- An engineered site plan entitled "Preliminary Plan-Planned Development" shall be attached hereto as Exhibit C. -- A schematic master plan entitled "Master Plan - Planned Development" shows the full proposed build-out of the site and shall be attached hereto as �I Exhibit D. -- Unit plans for the proposed residential apartments in the existing buildings are attached hereto as Exhibit E. RCG NORTH ANDOVER MILLS, LLC Page 2 of 10 EAST --Schematic elevations and unit plans for the 39 residential units to be located adjacent to the Mill Pond shall be attached as Exhibit F. --Schematic elevations and unit plans for the 98 residential units shall be attached hereto as Exhibit G. -- A Fiscal Impact Study shall be attached as Exhibit H. -- A Parking Master Plan chart is attached hereto as Exhibit I. Collectively, the proposed improvements as described above and as shown on Exhibits A through I shall be referred to as the Project. III. REQUIRED RELIEF Based upon our preliminary review of the proposed improvements, and after consulting with the Town Planner, the Applicant has determined that a preliminary approval of a Planned Development District will be required to be issued by the Planning Board in accordance with Sections 11 of the Zoning Bylaw of the Town of North Andover,as most recently amended in June, 2007 (the "Zoning Bylaw"). Over the course of the past thirteen months, representatives of the Applicant have met with individual representatives of the Planning Department and appeared before the Planning Board to discuss their plans. The Applicant's Project will also be reviewed by the Town's Technical Review Committee (TRC), as well as other Town departments as appropriate. IV. PLANNED DEVELOPMENT DISTRICT SPECIAL PERMIT CRITERIA Section 11 of the Zoning Bylaw establishes the criteria for a Preliminary Plan to be reviewed by the Planning Board as part of the Planned Development District process. Specifically, the Applicant has attached to this Application a set of Preliminary Plans conforming to the criteria described in Section 11.3. Additionally, Section 11 establishes other criteria for approval, as further described below: Section 11.4 Minimum Requirements I� 1. The Project is consistent with the purposes set out in Section 11.2. RCG NORTH ANDOVER MILLS, LLC Page 3 of 10 EAST MILL Consistent with the objective of the PDD Zoning Bylaw provisions, the Project will provide for a mixture and diversity of retail, residential and other uses which do not detract, but which enhance, the livability and aesthetic qualities of the Machine Shop Village and other neighboring downtown areas. The proposal will promote the efficient use of land by reusing existing buildings and adding buildings at appropriate locations while protecting natural resources, such as water resources, wetlands, and floodplains. 2. Ingress and egress for traffic flow is designed properly so that there will be no serious hazard to vehicles or pedestrians The Project will utilize existing vehicular entries and exits and add to on- site parking areas, which will result in no hazard to vehicles and pedestrians. In addition, the Applicant has agreed to make street improvements along High Street as part of Phase I of the Project, which will be coordinated with the Public Works Department and designed to minimize the potential for hazards to vehicles and pedestrians in adjacent public ways and on the Property. 3. Adequate parking facilities are provided for each use and structure in the development. The proposal includes adequate parking facilities for the proposed uses. A chart identifying all existing and proposed parking spaces shows how the phased growth of the site meets the zoning requirements and has been attached as Exhibit I. 4. Major facilities or functions which require citing within scenic areas are designed to be visually compatible with the natural or historical characteristics. The new buildings have been schematically designed to be visually compatible with the natural and historical characteristics of the site and Machine Shop Village District. 5. The Project does not adversely affect the natural environment to the detriment of community character and public health and safety. RCG NORTH ANDOVER MILLS, LLC Page 4 of 10 EAST a w , l" MILL II The project will have a positive impact on the condition of the mill pond by enhancing stormwater management (in terms of quality), and in protecting the community from potential flooding impacts from storm events. Section 11.5 Permitted Uses The proposed uses, both commercial and residential, will comply with permitted uses under Section 11.5. The Project also meets the area requirements under the PDD regulations as described below. Zoning Area Requirements Category Allowed Proposed Compliance Zone I-S/PDD I-S ✓ Area Minimum 60,000 sf 22.65 acres ✓ Uses Residential, Residential, Restaurant, ✓ Restaurant, Offices, Offices, Personal Personal Services, Services, Recreation, Recreation, General General Retail. Retail Usable Open Minimum 20% Usable 20% Usable Open ✓ Space to be conveyed. Space has been identified. Setbacks Minimum 25 feet from Existing minimum 94 ✓ Residential Zone feet from Residential Zone PDD Application Criteria--Written Documentation Requirements The following establishes how the Applicant meets each of the criteria required to be addressed in the Preliminary Application PDD Special Permit Application: 1. Encouraging the most appropriate use of land: The site has had many generations of buildings associated with its industrial history. In recent years, the inability to retain large corporate tenants RCG NORTH ANDOVER MILLS, LLC Page 5 of 10 EAST ' MILL has indicated that mixed uses that are consistent with a suburban downtown are the most appropriate use of the land. This application proposes uses that allow the site to grow economically and that aim to establish a vibrant community, attracting desirable residents and businesses that are complementary to the surrounding neighborhood. These uses are in line with the stated goals of the PDD and with the trends in urban planning that encourage mixed uses for economic and environmental reasons. Further, the proposal promotes density where town services are already in place and complies with all of the requirements of the PDD Bylaw. 2. Preventing overcrowding of land: This proposal utilizes a spacious site appropriate for development due to its current use and its proximity to the downtown. The new buildings proposed will account for less than 20,000 square feet of new lot coverage and the total lot coverage upon completion of the master plan will be less than 25% of the Property, including the entirety of the parking garage building. By targeting this site as a Planned Development, the Town will be less dependent on the development of less suitable sites for economic growth. 3. Conserving the value of land and buildings: The proposal will not only enhance the Property's value by re-activating the vacant space, but will also help conserve the historic structures that comprise the former Davis & Furber Machine Shops as part of the Machine Shop Village area. Further, the project will have a net positive fiscal impact for the Town through increasing the commercial and residential tax base at marginal costs for the provision of services. 4. Lessening congestion of traffic: The mixed uses for this Project help ameliorate traffic congestion by distributing trips throughout the day rather than creating concentrated "rush hour" traffic congestion as office workers arrive and depart. A full technical discussion of expected traffic impacts will be found in the traffic study to be completed as part of the Definitive Plan Approval review process. 5. Preventing undue concentration of population: We believe this is an appropriate site to add population concentration because of the existing infrastructure, proximity to local businesses, and an RCG NORTH ANDOVER MILLS, LLC Page 6 of 10 rEAST MILL I TIM , �. 0 $$111 N 10 AIDOVr underutilized pedestrian environment. The residential units, consisting of 1-2 bedrooms each, would not create an undue impact on Town services. 6. Providing adequate light and air: The Project complies with height and setback requirements of the zone and maintains large open areas, including an Open Space Area of over 4.5 acres to be permanently protected by a perpetual conservation restriction. 7. Reducing the hazards from fire and other danger: Improvements to the historic buildings will result in upgrades to comply with the current building code requirements,thereby reducing the potential dangers from fire or other hazards. In addition, the construction of new stormwater management systems will result in enhanced water quality in the mill pond and improved drainage systems. Finally, the proposed mix of uses will result in the development of uses compatible with the surrounding neighborhood rather than industrial and other noxious uses currently allowed under the Zoning Bylaws for the Industrial S Zoning District. 8. Assisting in the economical provision of transportation,water, sewerage, schools, parks and other public facilities: The new uses will add value to the existing buildings,which have sat largely vacant for a number of years, and increase the business of nearby retail uses in the downtown area. The Town will benefit in the form of increased property taxes, which in turn, can be used to enhance services as described in the Fiscal Impact Study. Based upon our experience with developing similar mixed- use communities, the proposed loft apartments do not attract families with school-age children, thereby reducing the potential impact on the school system. Further, the new condominium units are designed for young professionals and those persons seeking to downsize rather than attracting large families. Included in Phase 1 of the Project were significant street improvements on High Street which will offset the potential costs of providing a safe transportation environment. The concentration of population in proximity to town services will aid in the efficient delivery of services. 9. Controlling the use of bodies of water, including watercourses: The project includes the proposed execution of a conservation restriction P l p P on Usable Open Space that will control the use of much of the mill pond area. Further, this proposal includes: new piping to aid in the flow of the mill pond, especially in storm conditions; treatment of the landscape surrounding the pond RCG NORTH ANDOVER MILLS, LLC Page 7 of 10 EAST ir- 711, 1MILL to help maintain water quality and prevent bank erosion; and maintenance of the gates controlling the flow of the pond downstream . 10. Reducing the probability of losses resulting from floods: A new culvert connection that increases the capacity of the site to handle storm conditions will greatly reduce the probability of losses resulting from floods. 11. Reserving and increasing the amenities of the Town: Our research shows that the Town is underserved with neighborhood retail and that this re-use of space will increase the amenities for Machine Shop Village residents and visitors who will have new outlets for dining, shopping, recreation and/or personal services. In addition, we believe the mixture of uses will create a constant presence on site, improving safety and enlivening the downtown area, including increasing business to other local retailers. Finally, improving the aesthetics and health of the scenic mill pond provides an amenity to the ecosystem and aesthetics of the Town. PDD SPECIAL PERMIT (GENERAL) CRITERIA (Section 10.31) Section 10.31 of the Zoning Bylaw provides that the Planning Board shall not approve any such application for a Special Permit unless it finds that in its judgment all the following conditions are met. The following lists the criteria and how these criteria are met. a. The specific site is an appropriate location for such a use, structure or condition. As the Property is zoned for a PDD, the site is an appropriate location for the proposed Project. The site design complements the surrounding uses and provides for sufficient traffic and circulation improvements, as well as sufficient water, sewer and other utilities. b. The use as developed will not adversely affect the neighborhood character. The Project provides appropriate building, landscaping and screening setback from the adjacent properties. There will be no change in the architectural style of existing buildings, and the new buildings have been designed to integrate with the character of the site. RCG NORTH ANDOVER MILLS, LLC Page 8 of 10 EAST C. There will be no nuisance or serious hazard to vehicles or pedestrians. Existing access points to the Property are adequate to serve the proposed uses. d. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. The site is served by all appropriate water, sewer and other utilities and infrastructure. The Applicant shall provide for any new services or capacity required by the Project. e. The use is in harmony with the general purpose and intent of this Zoning Bylaw. In addition to the reasons described herein and as shown on the Site Plans and other information submitted as part of this Application, the proposed use is in harmony with the general purpose and intent of this Zoning Bylaw for the following reasons. First, the proposed uses are permitted under the PDD provisions of the Zoning Bylaw, and will serve to provide a mix of uses consistent with the Town's objectives in the Machine Shop Village area. Second, the proposed uses will further provide for pedestrian amenities to complement the surrounding uses. Third, the Project will enhance the aesthetics of the Property with new streetscape amenities, landscaping and screening. Fourth, the Project will help return a largely vacant and unused property back into productive use, and will provide an important source of new tax revenue to the Town. Fifth, based upon the Applicant's experience with similar facilities, the off-street parking provided is adequate to serve the uses of the Property in a safe and effective manner. Lastly, the Project, as shown on the Site Plans, will serve to provide additional downtown activity consistent with the Town's efforts to reinvigorate the downtown area. For these reasons, all of the proposed improvements and enhancements noted herein are in harmony with the general purposes and intent of Section 1 ("Purposes") of the North Andover ver Z p ) Zoning Bylaw. Request a t for a Hearin RCG NORTH ANDOVER MILLS, LLC Page 9 of 10 EAST In accordance with the provisions of Section 11 of the Zoning Bylaw, the Applicant requests a hearing on the preliminary PDD Plans which we understand would be on November 20, 2007. Please advise if supplemental information will be necessary or if you have any questions. Sincerely, David teinbergh Manager RCG North Andover Mills LLC RCG NORTH ANDOVER MILLS, LLC Page 10 of 10 01--24-2007 7 a 12 =36P Upon recording, return to: Marjie C.Nealon,Esq. Bilzin Sumberg Baena Price&Axelrod LLP 200 South Biscayne Boulevard Suite 2500 Miami,FL 33131 } QUIDEED FUCMS 2000-C2 ANDOVER MILLSt LLC, a Delaware hinted liability company, whose address is c/o LNR Partners, Inc., 1601 Washington Avenue, Suite 700, Miami Beach, Florida 33139, for consideration of Nine Million and No/100 U.S. Dollars ($9,000,000.00) paid, grants to RCG NORTH ANDOVER MILLS LLC, a Massachusetts limited liability company, whose address is 17 Ivaloo Street, Suite 100, Somerville, Massachusetts 02143, with quitclaim covenants, the land described on the attached Exhibit A. WITNESS our hand and seal this day of January,7007. FUCMS 2000-C2 ANDOVER MILLS ��-- LLC, a Delaware limited liability company By: LNR Massachusetts Partners, Inc., a Massachusetts corporatioaa, its manager By: (SEAL) Name: Steven IJ. Ferreira Title:Vice President Name:VMet Jor an Title:Treasurer [NOTARY ON T14E FOLLOWING PAGE] Return to!Beth Harrington crac aro TME DWXkrrcz CO3N1PANY 75 Federal Street,4th Floor Boston,Massachusetts 02110 (6 17)210-0750 MIAMI )244461.1 7249626275 MASSACHUSETTS STATE EXCISE TAX. Essex North Resistrg STATE OF FLORIDA Rate: Mt-24-2007t2.3dna� GL14: 135 boc': 2676 } SS. Nes t;4lro�rD.oO Cons: $97000000.00 COUNTY OF MIAMI-DADE ) On this 17 day of January, 2007 before me personally appeared Steven D. Ferreira, who, being by me duly sworn, did say that he is the Vice President of LNR Massachusetts Partners, Inc., a Massachusetts corporation, and acknowledged such instrument to be his free act and deed on behalf of said corporation as manager of FUCMS 2000-C2 ANDOVER MILLS,LLC,a Delaware limited liability company. He is personally known to me or presented a Florida driver's license as identification. IN WITNESS WHEREOF, I havehereunto set my hand and affixed my official seal the day and year last above written. DAMIKAR.M YTAR 7 Pu01ie•91Ne of ilorib My Co�niarim EWm Nov V,so com41a,lon IF oD 617802 Notary Public t, My Commission Expires: IIJ27)M STATE OF FLORIDA } COUNTY OF MIAMI- DADE } On this 1���day of January, 2007, before me personally appeared Margaret Jnr inn, who, being by me duly sworn, did say that she is the Treasurer of LAIR Massachusetts Partners, Inc., a Massachusetts corporation, and acknowledged such instrument to be her free act and deed on behalf of said corporation as manager of FUCMS 2000-C2 ANDOVER MILLS, LLC, a Delaware limited liability company. She is personally known to me or presented a Florida driver's license as identification. IN WITNESS WHEREOF,I have hereunto set my hand and affixed my official seal the day and year last above written. .�WAftm N Mgm nunlic.&M o1 FbrWo Notary Public to c0"�"f°°f0"DO=NoV.201 M Commission Ex Cres: cosmiaWn 6 DD 617802 Y p4.„ Bondedl6raph Nailaial Naglry At1n. (I�2 7/7 6 MIAMI 1244461.1 724 9626275 2 EXHIBIT_A LEGAL DESCRIPTION patch Mad,tap&w whfi rf.s . � . mak , ted MdWorp Baas Md damn uupkn of sifisst d Im�220199Bwa 1,���a �r to Davis and imror] !� "` orttt to c t Ramey of Numb+, l rvcy too.,recorded uft tbar a demOod ao ffloows; 76 '17,0 ceded mad YARML o ..7MWTI3 MY:bYMAhMm ,789.12 rod: Nt T)MASTERLX by=Aowjl on said pW as of Boston SM Using Corpomt1m i��.ol fes; SQUTRA3T1 Y:by IOM fmtmWY ofDovis.o d ibn cmVenyshmn on am pun as QfOwmu u0bgmmo 7040 SP4 COOMN�R ,,��"p;RLY:by iba arms by lam �.�ur ��'Vit�age Y,by a QWTW Omnna*ftw*ttlw bwok nowin #a1 Pond as s cm said Pte,�moming 173.00 fact, Mfty or W44 SOVTJMA4V, W.rGY:by ftW IMd am or'MuedyOf VVUWIF UW Cpmfoxy,by two a4ftswb&reR000dP 4S,00*fft4 mm Or less,and 28.60 SOU'THWOT Y:by tbs a carved iii mRS SMMSMUMir:bytho tM#p 83.00 BQUTfM'EBMMbylvd Gown oo svd plan as of odpWoA 80.00 SW1'H MTERLY;by+sdd laadatGAphho mad by tead dlwm on acid pw as of •f3aacglr„113.40 tk� , �LIT'f3W�ST�.Y,by lands c1t tm atd pla$as+u�9vty.tXzaaJborinnd,To�risi and> i7a.w Amo SOUTHEA&"MMYI byaseid 1W otMedn,2?"ftA, mid land of mwa and byhok sbovm on said plan as of Poem IM MOM 220.00 fx� WVr .s311RLY;by Idd IX4 of Wadat+13.00 Fact;and. SM'fKWdiF?lam.'-by 421,03 Vis. COUtWni US 13.3 4aw of lmd==618 to anal 1I.,'t0s4a M& to UFO&*Iveway w is qpm eam thmto as nwwt d ne roar Match detxbr meal V40 sQid; oo&In MV*a1 .Dook 1197,Pam M,Book 1207,PU61442:Tic*1227,Pap 26t acrd Book 1290, Pam S3,arsd os s1 as a p1ar►t�+fit said l'kods na Ply No.G591. PARCELTWO )lop.TBVWTMMY A NO&T .Y:by Prosoott 8tax#.1y para Ibm maa „nq*wvalg,Is5-42 ' Sed iniad 213,43 Beole . "T m by lewd&MM on aald plan a4 ofWW*v4,14S.00 NORTHERLY vy laid lmd of W aad by bead a1*%"ft aald peau as of Rodt>aa,by tm Tatsae ate=ul%jmpwpivoty,MI"AM ow BASTMY by lard kosm on,ta play oft er,73.47 h*4 NORTEMY by said land of ,131.1$fan-, SO TCHWT RLY.by bid di wn On laid PIN as of t okaiug Aaere ivt+t,343.17 foek S GUTRWRYIERLY.by land:Aam as said.plan n ofd lmd MWW Cmptm6u 72S.W fitet; N(J]Z 31 tb�7 Y is s tQ iM of bogus And Maft C:ospOxat f nt;tS;9RB 1 i; S*UnMWTMY by s'-Ad bull of bAtm,aid Usim CQf.w t* A, 1=18 aid NMTMRSTE Y!bythe blW=6W pfdbo aj&lba ofBIAS:bV g auod Ps+esM Sfts!k by a cw "A Jim n1c*%4JOS$1.91 ConWbin,g 5.377 acres*flow=wfdiggto acid per„ PARCEL TIME m's+ 81 ass Sem l4O-104 Sac dM No 14 Utwm suds n 929+40-1 and St t�+w I W4+51.0,on apho cOtaIOP IUSM Of Wad►snd Trvk ZOO:-O*Sft ad h!3* Ra{karu�"dnr�3 Sia 9(1,1�I d.�iac�tx��ebn�ay I,I9S8„ �b� t7�ffice oaf t�al�cicuF a tlmaetb ltkm,e,9 mo y1w) Exhibit B Existing Conditions Plan `dUNIT ' RAI: w' 0(KIIK Iomw�`g* ' BRANNEs- IT I ad LAwA GRASS ia*SHARON ANNSON # FI I �/ 547q P.257 fall PtAx1Bt 814G.HEIGHT=57.8' elite n.7 s mGRASS GRASS x / 249.7 Sim BRKI EOP 781.22' Mtrccx GRASS FWRD t= S`Cgv' • IP T> 3 '0118 GR >g ELM STREET :/2 ® - 1 ele2 rs4r HIGH STREET I w N/IC. rs oW j oNSS' 138 WALK (PAVED PUBLIC R.O.W.-so wwty I" ® / HIGH STREET / ° / (T 2 45'45" ® 0.44' R=1 OG.00 (PAVED PUBLIC R.O.W.-50•WIDE) /• ��� l - O Z SC P.O.B. ONE ! _ __ 89.12' Y45'4 L=65.44 / NOTES i- lrq Q PS. 522' Istel' 4a t �,✓� , Tan=33.94 _ _ et 6>•.g_ LSO &T. NOT,IV ,.•,•,, 1. LACUS PARCELS SHOWN HEREON ARE LOCATED WITHIN FLOOD T _ _ 12. .. .. Da8a=3T29'41" ` - t,kri -- - - ,� 1.,�IOB1� / •,•:••:, � /- ZONES "X'(AREA OF MINIMAL FLOODING)AND AE'(AREAS OF HEIGHT-70' \\ 7.4• " a4' »�^ _ ; 100 YEAR FLOODS)AS SHOWN ON F.E.MA FLOOD INSURANCE `^ OCU o `s0•SETBACK ♦ �• t6. BRI r��:..'wry«•.r S/ L=51.Of RAT MAP FOR COMMUNITY PANEL NO.250098 0003 C,WITH 2 (~ j t� LINE V ® 5 ;�/ / �/ /•� SBOI Delta=29'44'32" / AN EFFECTIVE DAT OF JUNE 2, 1993. gS�gCH w LViff MULTILEVEL BRICK o �� 45 « :` / / "' • , Ivlatal % 2, THE LOCATION OF ALL UNDERGROUND URIJ'tfES SHOWN ON THIS R MULTILEVEL WOOD .DO GRASS ..• / / ♦ / PLAN ARE APPROXIMATE ONLY AND ARE BASED UPON A FIELDLDG. AREA=59,001 SQ.FTf BRICK j� BUX.ATEA IA «« / 29 BP.O,B. = SURVEY AND A COMPILATION OF AVAILABLE PLANS OF RECORDIt, = e. -3.800 SOTT.+ ««• (. / N46' 27E PARCEL TWO::%�X �s7 'e 2' FROM THE VARIOUS UTILITY COMPANIES.NEITHER WARRANTY NOR K 1 \,3p'SETBACK �''r 24.4' �-6� BLDG. AREA= ® , / \ �d3 ! b GUARANTEE OF THE INFORMATION IS PROVIDED.THE CONTRACTOR 3. 1 LANE 0 1 2y VL ' ' •1 / r �, w / SHALL VERIFY THE LOCATIONS OF ALL UTILITIES BY CONTACTING T 1L,f Qor j >: , • n. O 36,337 SQ.FT.t .. / #� m. %4 THE RESPECTIVE UTILITY COMPANIES AND'DIG-SAFE' LOCl13 Mc1D gp t.4 s M BM ' ,r. NOT TO SCALE aw HGLatt3' 14.744s0.Pt3 !+,♦ N�/ (1-888-344-7233). •A�4 ; / e 20.8' CONT 33.3' +»';«,/ +~h f 0 �. ♦. /::.NO �__�__�__�__�__� PROPERTY UNE g PAp L 7. 5 ly BIT.BONC. - FI-AVEI. Town 23.7 T�" ® ,`�":,•••«•«"� �/� " •'a0 1. i �t xwo�« o ® �• ': ^t( j H RECORD LEGAL DESCRIPTION LEGEND ;4g,�.tj ' 1 CII 24 ti� ! , ,,•«,1• -., \ ; r' y}" together ...STATION MARK............................. L� Those certain parcels of land,tog t er with the tmp rovamenis thereon, tl aeoo.-CONCRETE BOUND WITH DRILL HOLE situated in North Mdovar,Essex County,Massachusetts and shown on plan of peeve..... .....STONE BOUND WITH LEAD PIN 0 txWEPSTER U /.•' / / land entitled'Plan of Land in North Andover,Massachusetts Prepared for The o P.•••••.•.• ........•••--HRON PIN 111 ! » / < = ♦ ? M prepared by E3 a......................-.-.-ELECTRIC METER ai ., 1 AIH fY r• ; �``� p' A Davie and Furber Machine Co.,Inc.dated April 22, 1987, r orad a 153.5 O m •F/., ;«� / /� 34.44' ` �` Pembroke Land Survey Co..recorded with the Essex Northern District Registry E3 GN..................................GAS METER ' ly art. :;}� 4,1, ,/ / e3\\\ ` of Deeds as Plan Numbers 9277 and 9278 of 1983 bounded and described o9s...................................-GAS GAT '" as follows: HYDRANT .... LIGHT POLE ?;:' .�\ * Parcel One NORTHWESTERLY by High Street,789.12 feet;NORTHEASTERLY by -4...................LIGHT POLE(OVERHEAD) / / ® \ ♦ ��j land shown on said plan as of Boston and Maine Corporation, 1091.01 feet; -0....------•••---••-•---••--.....UTILITY POLE 1 C4 aJ.., , % ♦ SOUTHEASTERLY by land formerly of Davis and Furber Machine Company,shown 0®................................CATCH BASIN !,\ ` on said plan as owners known,70.00 feet;NORTHEASTERLY by some and by OW................•.....•--..•......MANHOLE 12 a Ar'!• { ,[ % ♦ land now or formerly of Village Land Company,by a curved 9r1e running ®---•.................••.......•DRAIN MANHOLE 1 .\ ;««•j p ^ "T, _ , ' %- /\ ♦ •g, through the brook flowing from the Mill Pond as shown on said plan, ®.•••.......•••... ......••ELECTRIC MANHOLE S' 30'MT cxJ \ measuring 173.00 feet,more or less;SOUTHEASTERLY by sold land now or ®...........•......•...........SEWER MANHOLE •�J ` LIRE ; formerly of Village Land Company,by two lines measuring,respectively,45.00 m.••••...•••..•.....--TELEPHONE MANHOLE feet•mom or less,and 28.60 feet;SOUTHWESTERLY by same,by curved line U•••-'••'•"•••-'-'•-""'•'LANDSCAPED AREA es............................BITUMINOUS BERM y• g % %• �� Fau�G running parallel to and 75.00 feet from the centerline of said brook; We rn......................NMMOUS CONCRETE S28'06'51"W `wYi•�f. , SOUTHEASTERLY by some,83.fe feet;SOUTHWESTERLY by land shown on said ....................................CONCRETE ,fir .::• �. , ian 43.00' ' S 1/H jVf^J - •"---' r / 3Pian as of Gshow o mid feet;s of George, 1 by said loud of SOUTHWESTERLY se........................... UETeAaK \_ O ro / e �f 1/ and by land shown on said plan as of George• 773.011 feet;SOUTHWESTERLY CONCRETE CURB a9 a f tBJE PAR.CBL ONB 'S � / . .S�. � a.................................GRANfIE CURB Sap' TOTAL AREA= 688,280 I'LL tutEs�/ vi ,��, by IaMs shown on sold plan of Swasey,Ch mberiand Torr sl and Mom, U 04 nr......-----•6'HIGH CHAIN UNE FENCE i N SQ.FT.±OR 19.50 ACRES± Q'yA /. �� o•all>� , 273.20 feet;SOUTHEASTERLY by said land of Main,27.29 feet;SOUTHWESTERLY �...,.,- _• . ......MEASURED � b o on said Ian as of Petrow and/F by said land of Main and y land sh ion p feet p9..................................W ATE RECORD o �• O ♦� ge, a by 'd of EI ge,43. f ................................WATER METER Eldred 220.00 f et.SOUTHEASTERLY sal land Bred 00 Bet, 611455 N / y0 ♦� SOUTHWESTERLY by Water Street,421.05 feet;Containing 13.5 acres of Med 1 e ffW,PRI4 105,82' ., o,4G ,�v PV V / ,r v` ICP ............. REINFORCED GONG.PIPE ++ ��.`o� according to said plan,together with such right to use a driveway as is a t5 'o s � ..................MONITORING WELL , SETBACK- �/�� anent the a in our certain led 'd ave ..........................OVERHEAD WIRES appurt thereto s reserved f cert n deeds recur with sol LINE ♦Kn \ Deeds in respectlyely,Book 1197,Page 295;Book 1207,Page 142; Book �j ♦ p 1227.Page 268;and Book 123, Page 53,and as shown on a plan recorded i 4 with said Deeds as Plan No. 6591. 'w 0? N c 1-0 I / � �?'0_/ ? t/' 1.� Py)pd Two NORTHWESTERLY AND NORTHERLY by Prescott Street,by two Lines _ DAA A MILL POND % i y .�.9;;'' / \�♦ / measuring, respectively 155.42 feet and 213.45 feet; PLAN REFERENCES EASTERLY by land shown on said plan as of WaidreQ 145.00 feet; NORTHERLY ' 81194 P.189 % / Je "'C •'� by said land of Woldmd and by land shown on sold plan as of Rodden,by two lines measuring, respectively,85.05 feet and 99.94 feet;EASTERLY by land 1.A PLAN ENTITLED: 'TITLE SURVEY NORTH ni^'^_•_- / A / `:fi: �'' shown on said plan as of Corse,73.07 feet;NORTHERLY by said land of ANDOVER MILLS REALTY LIMITED PARTNERSHIP 2729' Come, 131,88 feet;SOUTHEASTERLY by land shown on said plan as of NORTH ANDOVER•MASSACHUSETTS',DATED: 828'01'38 p f �' / / '�' % Chickering Associates.543.17 feet SOUTHWESTERLY by land shown on said plan JUNE 27, 1985,REVISED:OCTOBER 6; 1997, W/P "- �• I ; P�IrRCEL.TAD /3• 6 as of Boston and Moine Corporation, 728.25 feet;NORTHWESTERLY by said A1p�. / TOTAL AREA= 294.288 1�..•y� SCALE: 1"=40',PREPARED BY:PEMBROKE /- / land of Boston and Maine Corporation,29.98 feet;SOUTHWESTERLY b said BaaK PtiiA / 1'� land of Boston and Maine rporation. 102.10 feet;and NORTHWESTERLY LAND SURVEY CO.,SALEM N.H. SQ.Ff.± OR 5.98 AtHtffi± fS�/ ��1, Carpo by " / ` `ft`' Nlvyh �r*t the intersection on the side(fees of High Street and Prescott Street, by 2.A PIAN ENTITLED: "TITLE SURVEY NORTH % \ ♦ vdl.• curved line measuring 57.91 feet;Containing 5.377 acres of land according to ANDOVER MILLS REALTY LIMITED PARTNERSHIP ♦y said plan. .NORTH ANDOVER,MASSACHUSETTS;DATED: NAT 1� In / A // piR55 / 3B SETBACK \ \olr� Parcel Three The premises shown as Section No. 1 and Section No. 14 JULY 3, 1985,REVISED:OCTOBER 6, 1997, RAILOK9 J. LINE �i�r'- between Station 985+40.5 and Station No.10D4+81.0, on a plan enticed SCALE: 1'=40',PREPARED BY:PEMBROKE "Right of Way and Track Map-Boston and Maine Railroad"dated June 30, LAND SURVEY CO.,SALEM N.H. L Oz o r -� 1914, revised to February 1, 1968, prepared by the Office of Valuation ' r r - SETBACK -ft ♦ 3.A PLAN ENTITLED: '"RIGHT OF WAY AND N yr LINE / ♦ Engineers.Boston, Massachusetts(the Railroad Plan"). 1 89y88' ZONE I-S TRACK MAP - BOSTON AND MAINE R.R. 3 C4U59 543.17' Together with easement rghts as contained in that certain Parking Easement l )I ZONE R-4 OPERATED BY THE BOSTON AND MAINE R.R. \ / S23'} '52 ="_""_�--� _-�-- and OperatingvrHigh Agreement Street and between tner Partners Limited Partnership RYAVd� w ' I / / ZONE R-5 823'15'82"W ZONE R-5 and North Andover High Street Omited Partnership dated June 30,2000 and STATION 975+20 TO 7010+0`DATED JUNE 30, 966,SCALE BOOK 3149•�c w GRASS \�. I FLOOD I ti:h// PARCEL THREE '- -•\ recorded with said Deeds in Book 5791, Pagel. 1911N.REVISED00 FT, PREPARED BY ZONE OFFlCE E r.T / {SE OF HIGH ST.1 2 Z E X / AifA/ AREA = 72,151 SQ.FT.± OR ?Q'0Of VALUATION ENGINEERS, BOSTON, 1.88 ACRES± R F tI MASSACHUSETTS. 3s' FLOOD f No:Og/ MEADOW MEW CONDOMINIUM --\ FLOOD / /a' BOOK 1527•P.321 Y/P ! R� LINE SETBACK ZONE X ZONE AE 4s N-/ BOIaK 1ffii.BwANZY -� \ 1 P,14J •/ / \ PAGE 1 OF 2 -� Certification / %!k♦ PARKING REQUIREMENTS ZONING DATA To Wells Fargo Bank, National Association; RCG North Andover Mills LLC;and CONGREGATE HOUSING: DISTRICT"R4" DISTRICT 'TS' PROVIDED Chicago Title Insurance Company: C O N E C O a ENNISToaT BRIDGE / / 0.75 SPACES PER DWELLING UNIT This is to certify that this map or plat and the survey on which it is based �/ ' r eo°cEKt2'E�� J4KxggM 'o m i ♦ / MINIMUM LOT MINIMUM LOT LOT AREA were made in accordance with the Minimum Standard Detail Requirements for Engineers, Scientists E 'la•P•63 OWLAR w o i 10 MULTI FAMILY RESIDENCE: BOOK 1231 PT57 + A AREA REQUIRED: AREA REQUIRED: PROVIDED: ALTA/AGSM land Title Surveys,"jointly established and adopted by ALTA and f 2 SPACES PER DWELLING UNIT, 1 SPACE PER 12,500 S.F. 50,000 S.F. 72,151 S.F.t. NSPS in 2005, and includes Items 1-4, 6, 7(a),76(1)(2),7c,8-10, it(c), & Land Surveyors -t_ t {aj I I L DWELLING UNIT FOR ELDERLY HOUSING 13, & 14 of Table A thereof. Pursuant to the Accuracy Standards as 4 First Street-Bridgewater,Massachusetts 02324 7 . 1 ,1 O jb 173'±ALONG MINIMUM LOT MINIMUM LOT LOT adopted by ALTA and NSPS and in effect on the dote of this certification, Telephone:(506)697-3191 Toll free:(600)548-3355 Fac I.I.:(sae)697-940 CLARE 7tino ` �_/�--�= 83.00' t ' CENTERIJNE OFFICES: FRONTAGE REQUIRED: FRONTAGE REQUIRED: FRONTAGE PROVIDED: undersigned further certifies that in my professional opinion, as a land ` D 1 �.`,= OF RbOK 1 SPACE PER 300 SQUARE FEET OF GROSS - surveyor registered in the Commonwealth of Massachusetts,the Relative N STERE 530'23' ZO I-S CH E LINE: FLOOR AREA 100 FEET 750 FEET 122.96 FELT'' PosiUonol Accuracy of this survey does not exceed that which is specified Eq os"W Qtu 1 /T1 y er P ALTA/AGSM LAND TITLE SURVEY wyt• R-g T" 55 29'00"E therein. c BOOK CKVA WAREHOUSING, DISTRIBUTING MINIMUM SETBACKS: MINIMUM SETBACKS: PROVIDED SETBACKS: BOOK 1284 P•e67 �'/ 1 ! ;i / 1 SPACE PER 500 SQUARE FEET OF GROSS FRONT 30 FEET** FRONT 30 FEET FRONT 0.45 FEET 75'1 FROM , i a,y FLOOR AREA C « es A TE R ST. & HIGH ST. 4 / CENTERLINE I I Rrl A SIDE 15 FEET SIDE 20 FEET* SIDE 34.44 FEET OF BROOK I g�'•+/ ,t�, Q. TOTAL PARKING PROVIDED: Timothy S. Bodah. BOOM CHORD/TIE LINE: .^ r / 8 J #Z 1,006 REGULAR SPACES PLUS 12 HANDICAPPED REAR 30 FEET REAR 30 FEET* REAR 46.71 FEET Registration No. 46110 $W4st10 NORTH ANDOVER, M A N5r31'31"W / o PACES FOR A TOTAL OF 1,018 PARKING SPACES Within the Commonwealth of MA a t'�438M1�E �1 @, I 4 N O MAXIMUM BUILDING MAXIMUM BUILDING BUILDING HEIGHT r 94.84' . 0' t N INCLUDES SPACES IN PARCEL THREE ON BOTH Date of Su December 18,2006 Ste,\ ( HEG35 ALLOWED: HEIGHT ALLOWED: PROVIDED: Date of Lost�Revision:Janus 8,2007 sun /•��• / B�DofPt RMo S'� -a17' !/ SIDES Of HIGH STREET.) 35 FEET 55 FEET 70 FEET t January PREPARED EOR RCG LLC ,� as8i P.d14 / OO"W i / • +15 FEET WHEN ABUTTING A RESIDENTIAL DISTRICT, ! 60' O BD' 120' SCALE DATE ACAD FILE JOB NO. % ** FRONT SETBACK MAY BE THE AVERAGE OF ALL SETBACKS OF DWELLING UNITS WITHIN 250 scAcs IN rser 1"=60' 01/08/07 1906 1906 FEET OF PROPERTY. a / SCHEDULE B SECTION 2 m RECORD LEGAL DESCRIPTION PARCEL THREE (NA OF H2GH ST.) 6.Agreement by and between George L Davis et a!,and Eastern Railroad / /� / �f AREA= 92,231 SQ.FT.t 01 Those certain parcels of land,together with the improvements thereon, Company dated March 22. 1882, recorded with the Essex North Registry,of 2.12 ACRESt situated in North Andover,Essex County Massachusetts and shown on plan of Deeds in Book 73,Page 3, and right of way granted from Davis and Furber t. \1 g/f land entitled"Plan of Land in North Andover, Massachusetts Prepared for The Machine Company to Eastern Railroad Company pursuant thereto by instrument / A sERMCE CNEiMCAI Davis and Furber Machine Co., Inc,dated April 22, 1981, prepared by dated June 26, 1883,recorded in Book 72, Page 185 and shown on plan / �' a CORP. '' /+ Pembroke Land Survey Co., recorded with the Essex Northern District Registry dated September 28, 1881,recorded as Plan No.067 in Book 73,Page 600. i / ' as follows: -/`\ of Deeds as Plan Numbers 9277 and 9278 of 1983 bounded and described Comment: Right of way is plotted as Parcel 3 hereon. / ' 7.Grant of Easement by and between M.T.Stevens and Sons Company andfig.- the Inhabitants of the Town of North Andover with respect to water rights / y' Parcel On NORTHWESTERLY by High Street,789.12 feet;NORTHEASTERLY by dated September t, 1925,worded in Book 515, Page 465. land shown on said plan as of Boston and Maine Corporation, 7091.01 feet; Comment:Concerns water rights-net pottabie. SOUTHEASTERLY by land formerly of Davis and Furber Machine Company,shown 8.Grant and Agreement by and between Davis and Furber Machine Company �y �+ �: :'`-"i1=1`E`--?<`'% on said plan as owners known, 70.00 feet NORTHEASTERLY by same and by and the Inhabitants of the Town of North Andover with respect to water rights, it('i n / / r �`#>�F 1• land now or formerly of Village Land Company,by curved line running dated September 8, 1925,recorded in Book 515,Page 503. y91 it.^'�- � T�@�s 3y � through the brook flowing from the Mill Pond as shown on sold plan, Comment Does not affect the subject property. I t / /<-'E' "'•€i!��E?� �;' / measuring 173.00 feet,more or less;SOUTHEASTERLY by said land now or 9.Easement for guy wire granted from Davis and Furber Machine Company to �'"� 1 �� `/.^. % formerly of Village land Company,by two lines measuring,respectively,45.00 Lawrence Electric Company by instrument dated October 5, 1956, recorded in 1�3 \/w •:°:° feet,more or legs,and 28.60 feet;SOUTHWESTERLY by some,by curved line Book 845,Page 304,affecting only the building located at the corner of High %l �> gE7B % running parallel to and 75.00 feet from the centerline of said brook; and Wafer Streets,as shown on the As plan. - i - -�' INE SOUTHEASTERLY by same,83.00 feet;SOUTHWESTERLY by land shown on said Comment:Guy wire not in existence at time of survey. As-Built not provided y g/F / OT 1967 plan as of Guiguizion, 80.00 feet SOUTHEASTERLY by said land of Guiguizion to surveyor. Not potted. / '" tt"ANOOOER t16H SWEET % pl,fN and by land shown on said plan as of George, 173.00 feet;SOUTHWESTERLY 11.Such right of water privileges,if any,are extent by virtue of provisions A / -' •• UNITED PARTNER" by lands shown on said plan as of Swosey,Chomberland,Torrisi and Main, o 273.20 feet SOUTHEASTERLY b sold land of Main,27.29 feet;SOUTHWESTERLY set forth in deed from Newton P. Frye 20 Davis and Furber Machine Company / ..-.. %/ Z� by said land of Main and by land shown on said plan as of Petrow and dated July 10, 1900,recorded in Book 179, Page 9. / figf'.`r' ITER 5 Comment: Rights concerning Mill Pond. M81 Pond at the subject parcel is / F ----. p�Rp SENT 42; Eldredge,220.00 feet;SOUTHEASTERLY by said land of Eldredge,43.00 feet; plotted. ' d+ `• (DOTTED AREA) ti/ SOUTHWESTERLY by Water Street,421.05 feet;Containing 13.5 acres of land 12.Such riparian and water rights of others are extant by law,grant,or / according to said plan,together with such right to use a driveway as is a �y appurtenant thereto as reserved in four certain deeds recorded with said prescription in and with respect to the water courses affecting said premises. i / 9EW EA�NT {�/ � Deeds in respectively, g g Comment:Mill Pond is plotted. / : sFa TrI/iH 2422-52 O=, asp y,Book 1197,Pae 295;Book 1207,Page 142 Book 13.Rights of the Town of North Andover and others in and with respect to / [/C,�[u 1227,Page 268;and Book 123,Page 53,and as shown on a pian recorded Perley Road,High Street, Prescott Street,Elm Street and Water Street abutting '� j /(::�.. % N with said Deeds as Plan No. 6591. said premises,including utility easement therein. /Al Comment:Said roads and streets are shown hereon. e� Parcel Two NORTHWESTERLY AND NORTHERLY by Prescott Street,by two linea f •- measuring, respectively 155.42 feet and 213.45 feet 15.Temporary Grant of Easement from North Andover Mills Realty to . 9• P� �' Massachusetts Electric Company dated September 13, 1989 recorded in Book / /j�r fi'E" O / EASTERLY by land shown on said plan as of Waldred, 145.00 feet;NORTHERLY 3007,Plage 284 as shown on the Survey. Aq 1 % by said land of Waldred and by land shown on said plan as of Redden,by Comment:Potted as dotted area. Also includes all of Parcel Three. J41 two lines measuring,respectively.85.05 fest and 99.94 feet;EASTERLY by and v9' shown on said plan as of Cares,73.07 feet;NORTHERLY by said land of 18.Terms and provisions of Parking Easement and Operating Agreement,dated f y /• Carse, 131.88 feet SOUTHEASTERLY by fond shown on said plan as of June 30,2000,recorded with said Deeds. Book 5791, Page i. ' �j^ § E j Chickering Associates,543.17 feet SOUTHWESTERLY by land shown on said plan Comment Concerns right in Parking Facility Area,Access Drives, and ball field NO �^ �-. as of Boston and Maine Corporation, 728.25 feet NORTHWESTERLY by sold as shown on pian comprising Exhibit "C". Said plan not provided- Sag field EW MILL All TRUST � � eA9(fTBALL land of Boston and Maine Corporation,29.98 feet;SOUTHWESTERLY by said is non-locus. Parking Facility and Parking area as located on the subject .' COURT Parcel is plotted hereon. / - :`•:` / land of Boston and.Maine Corporation, 102.10 feet and NORTHWESTERLY by 20.Terms and provisions of Easement and Agreement between Boston do \ / the intersection on the side lines of High Street and Prescott Street,by Mahle Corporation and North Andover Mills Realty,dated April 30, 1985 and 'k, curved fine measuring 51.91 feet;Containing 5.377 acres of land according to recorded in Book 1993,Page 73. / Comment:Easement is within the entirety of Parcel Three. Plotted. ) r ,lam{ •' _ Porod Three The premises shown as Section No. 1 and Section No. 14 21.Easement for sewer line by Boston and Maine Corporation to Town of % North Andover dated August 3, 1923 and recorded in Book 484,Page 203 / /�^.(' / between Station d Track and Station Nand Maine R on a plan entitled affects appurtenant easement parcel in Book 1993, Page 73). - _ �•� / % "Right of Way and Track Map- Boston and Maine Railroad"dated June 30, / 1 / r y-:, 1914,reseed to,Massachusetts 1, 1986,prepared by the Office of Valuation omment:Pion called for in document not supplied. Not plotted. ..-' / j % Engineers,Boston,easement rights (the Railroad Plathat certain 22. Indenture of agreement by and between Boston and Maine Corporation and �\ �pgg � � w 7 / Dovis and Furber Machine Company doted November 8, 1906,recorded in •g )? / it0• -:,' j Together with easement rights as contained in that certain Parking Easement Book 239,Page 237(affects appurtenont easement Parcel in Book 1993, 7� j' �aJ/�vi / gni`/ and Operating Agreement by and between NAM Partners Limited Partnership Page 73) ^o �a - % / / and North Andover High Street limited Partnership dated June 30,2000 and haw recorded with said Deeds in Book 5791, Pagel. comment:56.25'wide Boston k Maine loading easement. Plotted. ��� % �� All other Section 2 Items are non-survey related. a BI $1. L GONG 77. 2' B /RICAN —x—� / / BIT.CON11 / �r- 6EIBACK • CONC.WAIN .g;-- `'\ « IID- o '0jyo �2 / \ UNE ACK PAGE 2 OF 2 mAsg EOP __ I I ' /! 1 1 1 SND IP STAND— R4"° `�' .fin C O PREPARED By — N E C O .wAuc 922'454 c © HIGH STREET / �" Engineers, Scientists ate' d' R=100.00 (PAvW Pusic R.o.w.-So'wwLT / 0'F iwaFA4'�r & Land Surveyors 2.45'4 L=65.44 T$iIMOT177' 4 First Street-Bridgeweter,Massachusetts 02324 IL.1 ..3,7y Tan=33.94 / g- Telephone:(508)697-3191 Toll free:(800)548-3355 F—imile:(508)697-940 SIO H4T."t5' '/, •:'�.�. Dsifa=37'29'41" j B"O Ila BRI r 1 4 h =1 0.00 � :"� ; L=51.91 / ur�oAtsst�eq ALTA/AGSM LAND TITLE SURVEY e A• :: : •/ Jd/w'v, i Ton-26.55 / 4NasURVEyO A5, r FouNrot Delta=29.44'32" % a r-o g.z-7 4.4 .• WATER ST. 8c HIGH ST 20 r, / 2 29\98' P.0.8. z•4 :; / .-�.Nas'4a'27"E\ ,n PARCEL TWO e,% NORTH ANDOVER, MA PREPARED FOR: RCG LLC SCALE DATE ACAD FILE JOB NO. 1"=60' O1/08/07 1906 1906 l Exhibit E Unit Plans for Residential Conversion i PROJECT NAME NORTH ANDOVER MILLS PROJECT ADDRESS 1 HIGH STREET,NORTH ANDOVER MA P CLIENT ftl'I RCG DEVELOPMENT ARCHITECT KHALSA DESIGN INC. _ 4 . . . . . . . . . _ _ BUILDING 3 ,v3"201 UP UP ' ? ■ 17 IVALOO STREET SUITE 400 SOMERVILLE,MA 02143 • MEPHONE87]38b88BY FAX:81] 1-108 • CONSULTANTS- • Conaunsrt Adana ■ Address Ph" Fax • C—R.M • Address Address ®.. o Phone ❑ _ Fa —I 94rud1 ltant I UP DN •. 7 �ums ❑ x Address Phaive Rat eynNl 13 cormusitartt Address Address Phone Fat Addrus Addrsb ®621 SF ®T339F E+0713F ° PMne 424 SF ®T3a 5F ®,-- ®602 ■7�sF Fa■1os101061W2ND FLOOR UNITS emNl ®4823, ®7.6F 3 m w Name Number Level Area _ 8 4873, M7.sF 011121 a46ow ®7W7 M..33F ° �46+sF M7WSF ®nz6sF 2nd Floor ®4ae sF ®7sT SF ❑"me,1121W REGISTRATION IM sF W6esF Q+,�S UNIT 3201 2nd Floor 860 SF • oysiArstNCHk'F� SF ®M� ®++tom UNIT 3202 2nd Floor 544 SF _ ®mw www �++1 UNIT 3203 2nd Floor 889 SF _ i�. a� NMALSA No.6042 K �0e3 sF 0.58 SFsessF UNIT 3204 2nd Floor 1061 SF cAMMmocE, ®6essF �6s+3F j+s66�F UNIT 3206 2nd Floor 991 SF up �� ®seas, ■eeesF 0+303sF UNIT 3206 2nd Floor 526 SF Maz4sF MawsF ®+367sFmw mw UNIT 3207 2nd Floor 565 SF _ ❑W� es, ■+33asF UNIT 3-208 2nd Floor 1112SF _� Fa BUILDING 1 P^a1 ��1 sF 1402 UNR 3209 2nd Floor 807 SF B v Project number 07002 �e6a sF war sF oa■ AUGUST162007 ®7oa sF ®+aos sF Grand total:9 Drawn by KK.. ". Cn.ated JSK scale 1/16"=P-0" =- ® ■ '- REVISIONS - No. Desalptlnn De6e 2ND FLOOR Second Floor 1/16"=V Plan �g ^a A-102 f NORTH ANDOVER MILLS PROJECT NAME NORTH ANDOVER MILLS PROJECT ADDRESS 1 HIGH STREET,NORTH ANDOVER MA ON CLIENT D WG DEVELOPMENT 1 2 BR:UNIT PH 2 ARCHITECT �b 3313 DN KHALSA DESIGN INC. P:. ?1zasF' ON UP ° 17 IVALOO STREET SUITE 400 UP SOMERVILLE,MA 02143 N U ° TELEPHONE 617-11012SS1 FAX:6171-M CONSULTANTS: Consultant ° Ad&— F- 2 3 Floor Building PH. I Address Phone Fax 2 1/16.=T-0" Consultant Adds Phone 3RD FLOOR UNITS Fax Name Number Level Area 3RD FLOOR — _ Consultand o D Add- 1 BR.UNIT PH 1 3301 3RD FLOOR 860 SF uP DN - Address 1 BR.UNIT PH 1 3302 3RD FLOOR 544 SF .� Fas 2 BR.UNIT PHA 3303 3RD FLOOR 888 SF ° emelt 2 BR.UNIT PHA 3304 3RD FLOOR 1080 SF ° 2 BR.UNIT PHA 3305 3RD FLOOR 987 SF CareullantAddress STUDIO UNIT PH.1 3306 3RD FLOOR 522 SF Address 1 BR.UNIT PHA 3307 3PhoneRD FLOOR 565 SF ° Fax 2 BR.UNIT PHA 3308 3RD FLOOR 1113 SF e.mall 1 BR.UNIT PHA 3309 3RD FLOOR 709 SF 1 BR.UNIT PHA 3310 3RD FLOOR 1071 SF Consultant 1 BR UNIT PH2 3310 3RD FLOOR 1203 SF Address Phone FLOOR 1 2BR.UNIT PH2 3311 3Address RD 113 SF Fax 2 BR.UNIT PH 2 3312 3RD FLOOR 1120 SF ° amdl 2 BR.UNIT PH 2 3313 3RD FLOOR 1124 SF 1 BR.UNIT PH 2 3314 3RD FLOOR 688 SF ° 2 BR.UNIT PH 2 3-3153RD FLOOR 1005 SF REGISTRATION 2 BR.UNIT PH 2 3316 3RDFLOOR 1300 SF ° ysEaeo aR�ti 2 BR.UNIT PH 2 3-317 3RD FLOOR 1303 SF t> JAI SINGH rtKHALSA 2 BR.UNIT PH 2 3318 3RD FLOOR 1334 SF ° N°:LSA Grand total:19 I 042 CAMSRIDGE, ON SP ny OF MPS Prefect number 07002 Date AUGUST 16 2007 dawn by KK cheered b JSK Scale 1/6"=1-0" REVISIONS N. Description Date Third Floor Plan � 3rd Floor-Building-3A Bldg-3A A-103 - NORTH ANDOVER MILLS PROJECT NAME NORTH ANDOVER MILLS PROJECT ADDRESS 1 HIGH STREET,NORTH ANDOVER MA ON CLIENT ON m PDN RCG DEVELOPMENT ARCHITECT KHALSA DESIGN INC. 17 IVALOO STREET SUITE 400 SOMERVILLE,MA 02143 TELEPHONE 617-M46= FAX:617-M CONSULTANTS: ° Conauham Address ®Tart u11TPHz ° Pho11s 0 t BR.UNrc PH 1 For ®164 UNITPH z -oil ®z 6H.lalrc PHz M-M MITPH.1 Ccesullant Address Addroes ®STUDIO UNrc PH.1 M Sn.01 STU010 UNIT PH.1 Ph°M M WT Fax UP Add— Add— Ph— ° fax small ° CauuXard Add— Ph, Fax corectitm Add— o F8% aHrlYl ° REGISTRATKIN 0 JAI SINGH f�a ° � KHALSA �No.6042 AMBRIDGE, NA 31/2 FLOOR UNITS l Name Number Level Area 1°' Project number 07002 1 BIR,U/ITB 11 Dap AUGUST 16 2007 1 BR UNIT 11.301 Floor'3 1!2 Base 787 SF Drawn KK PHA Checked 2 BR.UNIT 11-302 Floor 3 1/2 Base 1189 SF JSK 1'scal. 1/16"= -0" PH.1 2 BR.UNIT 11-303 Floor 3 1/2 Base 1191 SF ° ° REVISIONS PHA ffi' No. Description Dap STUDIO UNIT 11-304 Floor 31/2_Base 563 SF PHA 2 BR.UNIT 11-305 Floor 31/2 Base 743 SF PHA 2 BR.UNIT 11-306 Floor 31/2_Base 814 SF PHA 2 BR.UNIT 11-307 Floor 31/2_Base 840 SF PHA 2BR.UNIT 11-306 Floor 31/2_Base 840 SF �1 3 1/2 Floor-Building 11 PH.1 q 2BR.UNIT 11-309 Floor 31/2_Base 840 SF 1 1/16"=1'-0" PHA 3rd Floor Plan 1 BR.UNIT 11-310 Floor 3 1/2 Base 1402 SF '-8 PHA Grand total:10 'a A-103.5 NORTH ANDOVER MILLS PROJECT NAME NORTH ANDOVER MILLS PROJECT ADDRESS 1 HIGH STREET,NORTH ANDOVER MA N CLIENT RCG DEVELOPMENT U D ARCHITECT KHALSA DESIGN INC. VI DN ON X ON 17 IVALOO STREET SUITE 400 SOMERVILLE,MA 02143 TELEPHONE 6174914661 FAX:617-M406 CONSULTANTS: Cw K. Ad,*— Phas P. _ .anall conwrom Add6 AddM Ph- 4TH FLOOR UNITS " Fax ama6 Name Number Level Area DN Carouront ®az1 SF �e.e aF 4th Floor c Add— ®4zesF ®a4osF UNITAdd- 1-401 41h Floor 733 SF 1139 SF Ph- 0 � UNIT 1-402 4th Floor 757 SF Fematl ■—W 0 w1 UNIT 1-403 4th Floor 759 SF - !^� ■mw UNIT 1-4044th Floor 757 SF ®4eew ®Sww UNIT 1-405 4th Floor 1132 SF ®-SF W7W UNIT 1-406 4th Floor 625 SF Add° ® �MSF �mw UNIT 1-407 4th Floor 624 SF F mw �1amSF UNIT 1-408 4th Floor 625 SF 0—w ® � mw UNIT 1-409 4th Floor 687 SF ®eeesF �1os sF UNIT 1-410 4th Floor 1324 SF CO"60 mases sF �,.ee sF UNIT 1-411 4th Floor 1307 SF - — h— e�issF ®„asF UNIT 1-412 4th Floor 858 SF Faces ❑s27 SF ®,1mw UNIT 1-412 4th Floor 1307 SF ®—W m1174®11ze UNIT 3-401 4th Floor 861 SF ®em sF sF �7M SF p"mw UNIT 3-402 4th Floor 544 SF ®7SSSF WIN SF REGISTRATION UNIT 3-403 4th Floor 888 SF I m w E12meF UNIT 3404 4th Floor 1086 SF 1cs+ED Agcy ®74S SF M12MWUNIT 3405 4th Floor 997 SF �SJAI SINGH °� �7ae 6F I,eF 3 I KHAlSA - UNIT 3-406 4th Floor 528 SF ®7a79F ®13m 3F No.6042 � 0 7M ®13 w UNIT 3-407 4th Floor 583 SF CAMeRIocE, ® At31isl WSW w UNIT 3.408 4th Floor 1126 SF 281144V ®,4s2SF UNIT 3409 4th Floor 739 SF � OF MP' UNIT 3-410 4th Floor 1255 SF UNIT 3-411 4th Floor 963 SF UNIT 3-413 4th Floor 743 SF Pr.Jaet numbx 07002 UNIT 3.414 4th Floor 736 SF Der AUGUST 16 2007 Drawn by KK UNIT 3-415 4th Floor 739 SF Checkod by JSK UNIT 3-416 4th Floor 753 SF S.I. 1/16"=1'-0" UNIT 3-417 4th Floor 709 SF REVISIONS UNIT 3-418 4th Floor 838 SF -_ UNIT 3-419 4th Floor 687 SF - N. o.xrtotrn Dae. UNIT 3-420 4th Floor 1005 SF = Grand total:32 s Fourth floor 8 4TH-FLOOR s 1/16"=T-0" a A-104 NORTH ANDOVER MILLS PROJECT NAME NORTH ANDOVER MILLS PROJECT ADDRESS 1 HIGH STREET,NORTH ANDOVER MA CLIENT RCG DEVELOPMENT ARCHITECT KHALSA DESIGN INC. f77 ILL 17 IVALOO STREET SUITE 400 SOMERVILLE,MA 02143 TELEPHONE 617-01-6682 FAX617-M CONSULTANTS. censunem Addm Aalru UNIT Phone Fax ° 1-001. small - - - - - - - - 442 SF �°6 Comulmm F- - UNIT Adck u I. Phone I I 1-402 461 SF Fax amen i 1 Ad "� d n I 'f Adages Ph— Fax Addr— F`1� -small ax Phone _ Fut i I emaN I Consultant Aar- Address nrnc ons I I small I I I I I. I REGISTRATION ED AgOy/ k 5 r JAI KHLSA ALSA aO r No.6062 raN j '�CAMBRIDGE, I I � Prod number 07002 Dela AUGUST 16 2007 I I � a� Drawn by KK _- - I cheatedb, JSK scala REVISIONS 4$O SF" Na. Description Date ( I I I I I I I - - - - - - - - - - -- - - - - - - - - - - - - - - - - J Fifth Floor Plan n 5TH-FLOOR g u16a=r-oe A-105 a NORTH ANDOVER MILLS Exhibit I Parking Master Plan Exhibit I: Parking Master Plan Parking Calculations 10/18/2007 On site GFA Use PS Required Converse Inc. Archive 2,985 Warehouse 6 The Dentists Collaborative 4,200 Medical Office 16 Aurora Imaging 36,179 Manufacturing/R&D 72 School Department 9,614 Office 32 Cambridge Soundworks 11,500 Office/Fabrication 34 Remaining Commercial Space 50,000 Office 167 Subtotal 114,478 327 Off site Schneider Electric - 524 Total Allocated to Existing Users 851 Phase 1 20 Residential Units 20,000 Residential 40 Restaurant 3,000 Restaurant 45 Retail 12,000 Retail-General 72 Total Phase I Spaces Required 35,000 157 Total Required Spaces 149,478 1,008 Total Offstreet Parking 1,018 Surplus/(Deficit)After Phase 1 10 Proposed Uses Phase II 50 Residential Units 65,000 100 39 New Residential Units 78 98 New Residential Units 196 Total Parking Required 1,382 Existing Offstreet Parking 1,018 New Parking -Water Street 70 New Parking - Surface Lots 189 New Parking -Garage Building 105 Total Available Parking 1,382 Surplus/(Deficit) 0 I Exhibit J List of Abutters . r � > T REOMEMEN T: MGL 40A,Section 11 states In pan'Parties In Interest as used in this chapter shag mean the peutioner, abutters,owners of land directly oppostieon any public or private may.and abutters to abutters within Una hundred f300)feet of the property Ike of the petitioner 36 they appear on tiro nate,raconj applicable tax Nei,not withstanding that the land of any such owner is located in another city or town,the planning board of the City or town,and the planning board of every abutting city or town.' Sublect Property: MAL PARCELAddress 68 1 RCO N h Andover Mills LLC 171valoo$heel,Stupe 100,Sommerville,MA 02143 Abutters Prooertles IV= Parcel _N r� Address 83 6 Port Property Services 642 Chickering Road,North Andover,MA 01845 83 5A Town of North Andover 120 Main Street,North Andover,MA 01845 68 1 William Hughes 52 Prescott Street,North Andover,MA 01845 68 2&3 Henery Libby 46 Prescott Street,North Andover,MA 01845 68 4 Robert Gravel 34 Prescott Street,North Andover,MA 01845 68 5 Arthur Guthrie 24 Prescott Street,North Andover,MA 01845 68 6-A Richard Raymond 85 High Street,North Andover,MA 01845 68 6-8 Leonard Entre 14 Prescott Street,North Andover,MA 01845 68 7 Kenneth Tokarz 55 Prescott Street,North Andover,MA 01845 68 8 Michael Rodden 47 Prescott Street,North Andover,MA 01845 68 9 Clifton Waldrop 39 Prescott Street,North Andover,MA 01845 68 12 Jessica Vanning 11 Upland Avenue,North Andover,MA 01845 54 1&2 HDG Mansor Inv Suv 10 W.Market Street,Suite 1200,Indianpolis,IN 48204 54 3 Sharon Anneon 52 Walker Road,Atkinson,NH 03811 54 4 Raymond Mesita 526 Osgood Street,North Andover,MA 01845 55 49 Eldridge Realty Trust 142 Water Street,North Andover,MA 01845 55 54 Kenneth Young,Jr 5 Wiley Court,North Andover,MA 01845 55 4-139 John Chiesa 139 Water Street,North Andover,MA 01845 55 4-141 Miguel Castellanos 141 Water Street,North Andover,MA 01845 55 3 Karol Needham 102 Foxhill Road,North Andover,MA 01845 55 2 Suzanne Mailloux 125 Water Street,North Andover,MA 01845 55 32 Richard Shaughnessy 15 Wiley Court,North Andover,MA 01845 55 1&50 Vicent Landers 40 Court Stmt,North Andover,MA 01845 55 9 Gerhard Schnellinger 83 Elm Street,North Andover,MA 01845 55 8 James Fennessy 77 Elm Street,North Andover,MA 01845 55 10-155 Richard Dicado 155 Water Street,North Andover,MA 01845 55 10-157 Pamela Bonaluto 157Water Street.North Andover,MA 0180 55 11 Paul Vayaros 12 Wiley Court,North Andover,MA 01845 55 12 Paul Demacogno 18 Wiley Court.North Andover;MA 01845 69 4S David Petrow 148 Water Street,North Andover,MA 01845 69 44 Terranova Realty Trust 169 Brentwood Circle,North Andover,MA 01845 69 43 Raymond Tordsa 160 Water Street,North Andover,MA 01845 69 42-166 Joseph Balilargeon 166 Water Street,North Andover,MA 01845 69 42-168 Debrorah Atkinson 168 Water Street,North Andover,MA 01845 69 41 Catherins Hicks 172 Water Street,North Andover,MA 01845 69 37&40 Hollis Curtis,Jr 180 Water Street,North Andover,MA 01845 69 39 Dennis George 5 Clarendon Street,North Andover,MA 01845 69 38 Frank Peluso 89 Broadway,Haverhill,MA 01832 89 36 Charles Fucce 4 East Water Street,North Andover,MA 01845 69 26 Guy Malandrtno 6 East Water Street,North Andover,MA 01845 69 27 Deanne Hinckley 12 East Water Street,North Andover,MA 01845 69 28 Philip Pelletier 18 East Water Street,North Andover,MA 01845 69 29 Richard Robinson 24 Fast Water Street,North Andover,MA 01845 69 10 LAM Realty Trust 63 Water Street,North Andover,MA 01846 69 11 Michael Lorenkz 10 Clarendon Street,North Andover,MA 01845 69 12 Patrice Hebert 14 Clarendon Street,North Andover,MA 01845 69 15 Augustine McDonald PO Box 74,Melvin Vlilage,NH 03860 69 16-32 Juliette Dermon 32 Clarendon Street,North Andover,MA 01845 69 16-34 Scott Leblanc 34 Clarendon Street,North Andover,MA 01845 69 35 Michael Dambach 26 Clarendon Street,North Andover,MA 01845 69 34 Stephen Kimball 5712 Timber Lake Circle,Sarasota,FL 34243-3021 69 3 Michael Lasofsld 8 Bixby Avenue,North Andover,MA 01845 69 2 Robert Stephenson 11 Bixby Avenue,North Andover,MA 01845 69 2-E North Andover Housing Auth. 310 Greane Street,North Andover,MA 01845 69 32 William Brennan 3 Bixby Avenue,North Andover,MA 01845 PAGE T of 4 This certifies that the names appearing on the records of the Assesso ffice as of Certified by; ' • T Sheatl PARCEL ID OWNER ADDRESS CITY STATE ZIP 2101083,0 0021 0001.0TAPIA,SAMUEL.E _ �1 WALKER ROAD#1 'WORTH ANDOVER MA 01845 2101083.0 0021-0002.0_ - RAMOS DERRY 1 WALKER ROAD#2 NORTH ANDOVER MA 01845 2101083.0 0021-0003.0 KENCH AMY 1 WALKER ROAD#3 NORTH ANDOVER MA 01845 2101083.0-0021-0004.0 KIRBY,ELIZABETH P 1 WALKER ROAD#4 NORTH ANDOVER -MA 01845 _ 2101083.0-0021-0005.0 MC KENZIE STEVEN C 1 WALKER ROAD#5 NORTH ANDOVER MA 01845 2101083,0-0021-0006.0 MORTON,PAUL J 25 CRESTWARD CIRCLE LAWRENCE MA 01843 210/083.0-0021-0007.0 LARKIN,JOHN E P.O.BOX 383 NORTH ANDOVER MA 01845 210/083.0.0021-0008.0 SAXE MICHAEL B 18 BLACKHORSE LANE BURLINGTON MA 01803 210/083.0-0021-0008.0 TO,PRAT VINH&MUD/NGU TRUON 1 WALKER ROAD#D NORTH ANDOVER MA 01845 210/083.0-0021-0010.0 MARK A BISOGNANO 1 WALKER ROAD U-10 NORTH ANDOVER MA 01845 2101083.0-0021-0011.0 GRASSO,GENE R 1 WALKER ROAD 011 NORTH ANDOVER MA 01845 210/083.0-0021-0012.0 GOODWIN FRANK 21 VISTA STREET MALDEN MA 02148 2101083.0-0022.0001.0 LEIGHTON,RICHARD F_ 2 WALKER ROAD UNIT 1 NORTH ANDOVER MA 01845 210/083.0.0022.0002.0 P_ETROVICK JILL C 2 WALKER ROAD#2 NORTH ANDOVER MA 01845 210/083.0-0022-0003.0 ' ZYSK TRACEY E 2 WALKER ROAD U-3 NORTH ANDOVER MA 01845 2101083.0-0022.0004.0 CORBETT,TIMOTHY 22 WESTGATE CIRCLE METHUEN MA 01844 2101083.0-0022-0005.0 ALLEVA,JAMES A 2 WALKER ROAD UNIT 5 NORTH ANDOVER MA _ 01845 2101083.0-0022.0006.0 MANNING KATHERINE A. - -2 WALKER ROAD#6 NORTH ANDOVER MA- 01845 210/083.0.0022-0007.0 BLOOMENTHAL,NOWELL Z 936 MAIN STREET WALTHAM MA 02154 2101083.0.0022-0008.0 ARONOV MIKHAIL 5 GARFIELD LANE WEST ANDOVER MA D1810 2101083.0-0022-0009.0 COCHRANE TERRANCE M 2 WALKER ROAD#9 NORTH ANDOVER MA 01845 2101083.0.0022-0010.0 DESPRES,RAYMOND J 2 WALKER ROAD#10 NORTH ANOOVER MA 01845 210!083.0.0022-0011.0 MC COMISKIE ROBERT 2 WALKER ROAD UNIT 11 NORTH ANDOVER MA 01845 2101083.0.0022-0012.0 MC CARTHY.SHARON M 2 WALKER ROAD#12 NORTH ANDOVER MA 01845 2101083.0-0023-0001.0 ROLFES KRISTOPHER J 3 WALKER ROAD Ud NORTH ANDOVER MA 011845 210/083.0 0023-0002.0 COMERCHERQ,HARRY 114 KARA DRIVE NORTH ANDOVER MA 01845 210/083:0-0023-0003.0 _ _ DOLAN KEVIN L - 3 WALKER ROAD#3 NORTH ANDOVER MA 01845 2101083.0 0023-0004.0 LARKIN JOHN E P O BOX 383 NORTH ANDOVER MA 01845 210J083.M23.000.5.0 CAMIRAND CHARLES E 3 WALKER ROAD UNIT 5 NORTH ANDOVER MA 01845 210/083.0-0023-0006.0 CAMIRAND,SUDHA 3 WALKER ROAD#6 NORTHANDOVER MA _ 01845 210/083.0.0023-0007.0 MAILLET,WILLIAM M ' ' 31h1ALItER ROAD U-7 NORTH ANDOVER MA _ 01845 2101083.0-0023-0008.0 BALL ill JOHN R 47 SPRING GROVE ROAD ANDOVER MA 01810 2101083-0-0023.0009.0 SEGAL MARK 3 RUSSELL CIRCLE BURLINGTON MA 01803 2101083.0.0023.0010.0 CHAN,KENNY 3 WALKER ROAD UNIT 10 NORTH ANDOVER MA 01845 2101083.0-0023.0011.0 SEGAL,MARK 3 WALKER ROAD#11 NORTH ANDOVER MA 01845 210/083.0.0023.0012.0 SON ON 3 WALKER ROAD UNIT 12 NORTH ANDOVER MA 01845 210/083,0-0024-0001.0 LYNAH MAUREEN 4 WALKER ROAD U-1 NORTH ANDOVER MA 01845 2101083,0-0024-0002.0 LARKIN,JOHN E P 0 BOX 383 NORTH ANDOVER MA 01846 210/083.0-0024-0003.0 KIM,MOONHYUN 4 WALKER ROAD UNIT 3 NORTH ANDOVER MA 01846 2101083.0-0024-0004.0 GIRARD KENNETH H 4 WALKER ROAD UNIT 4 NORTH ANDOVER MA 01845 2101083.0.0024-0005.0 IYAMBROSIO NANCY 4 WALKER ROAD X15 J' NORTH ANDOVER MA 01945 211)/083.0-0024-0006.0 STEWARTLJANICE EL.T. 101 Mi4fi8LEHEAD STREET NORTHANDOVER MA� 01845 210/083.0-0024-0007.0 SIL.VA,KATHERINE 6 JUNIPER DRIVE SAUGUS MA 01906 210!083.0.0024.0008.0 PACHECO DENNIS 4 WALKER ROAD U-8 NORTH ANDOVER MA 01845 210/083.0.0024-0009.0 PESATURO,JOHN&ANN 4 WALKER ROAD UNIT 9 NORTH ANDOVER MA 01845 2101083,0-0024-0010.0 COLBY ALISON 8 4 WALKER ROAD UNIT 10 'NORTH ANDOVER MA 01845-' 2101083.00024-0011.0 FESTO JOSEPH&KAREN 4 WALKER ROAD UNIT 11 NORTH ANDOVER MA 01845 2101083.0-0024.0012.0 ASCENCO,REUBEN 4 WALKER ROAD#12 NORTH ANDOVER MA 01845 210/083.0.0025-0000.8 MEADOWVIEW CONDOMINIUM TRU 5B WALKER ROAD NORTH ANDOVER MA 01845 210/083.0-0025-0001.0 ARNOLD,ELAINE M 5 WALKER ROAD#1 NORTH ANDOVER MA 01846 2101083.0.0026.0002.0 KOTOPOULIS NICK 8 SANDSPUR LANE NORTH READING MA 01864 210/083.0.0025-0003.0 MC LOUGHLIN ROBERT F P O BOX 276 PELHAM NH 03070. 210/083.0-0025-0004.0 REYNO KENNETH 5 WALKER ROAD#4 NORTH ANDOVER MA 01846 210/083.0-0025.0005.0 SIRACUSATHOMAS W 5 ELWOOD ROAD WILMINGTON MA 01887 210/083.0.0026-0006.0 GARDIKIS,JONATHAN 6 WALKER ROAD#6 NORTH ANDOVER MA .._01846, 210/083.0-0025-0007.0 LIJUAN ZHU _10 BEECH ROAD WESTFQRDMA 01888 210/083.0-0028.0008.0 __ ANOELLLJESSICA._ 23 TEMPLE STREET#3 BOSTON MA 02114 2101083.0-0025.0009.0 _ _ LUCISELLO,ANDREW 5 WALKER ROAD NO NORTH ANDOVER �� MA 01845 2101083.0 0025 0010.0 DI RESTA,JOHN E 5 WALKER ROAD#10 NORTH ANDOVER MA 01845 2101083.0.0025-0011.0 MANSFIELD MARY H. 6 WALKER ROAD UNIT 11 NORTH ANDOVER MA 01846 2101083.0.0025.0012.0 MC MAHON ELIZABETH 5 WALKER ROAD UNIT 12 NORTH ANDOVER MA 01845 2101083.0.0026.0001.0 BEASLEY,MARYELLEN 6 WALKER ROAD 01 NORTH ANDOVER MA 01845 210/083.0-0028.0002.0 GORDON,CATHERINE A 6 WALKER ROAD#2 NORTH ANDOVER MA 01845 210!0830-0026-0003.0 PIERCE,BEVERLY 6 WALKER ROAD#3 NORTH ANDOVER MA 01845 2101083.0.0026-0004.0 LEE JUDY H 6 WALKER ROAD#4 NORTH ANDOVER MA 01845 210!083.0-0026-0005.0 WINSKOWICZ ROBERT _ 6 WALKER ROAD UNIT 5 NORTH ANDOVER MA 01845 2101083.0-0026-0008.0 MARTEL,RICHARD P&DEBRA P 0 BOX 8317 WARD HILL MA 01835 2101083.0.0028-0007.0 ROY RICHARD A 6 WALKER ROAD UNIT 7 NORTH ANDOVER MA _ 01845 2101083.0-0026-0008.0 GILLIGAN,PAUL 6 WALKER ROAD 68 NORTH ANDOVER MA 01845 210/083.0-0026-0009.0 MORAN JOHN T 6 WALKER ROAD UNIT 9 NORTH ANDOVER MA 01846 Pepe 1 D , Sheets 210/083.0-00280010.0 VINCENT R081NETTE M _ _ 55 HANSCOM AVENUE HAVERHiLL MA 01830 . 210/083.000280011.0 _ MEDICO,RICHARD A. 12 JAMES AVENUE MIDDLETON MA 01949 2101083.0.00280012.0 MOHAMMED GHANI 8 WALKER ROAD#12 NORTH ANDOVER MA 01845 210/083.0-0027-0001.0 SORIAL,ERAS N.&SORIAL,NE_VIEN 7 WALKER ROAD #1 NORTR ANDOVER MA 01 45 - 8 210/083.0-0027-0002.0 _ REYNOLDS,LAWRENCE D 7 WALKER ROAD UNIT 2 NORTH ANDOVER �MA T 01845 _ 210/Q83.0 0027-0003.0 MOHEN,CHRISTdPHER L 4 HOMESTEAD CIRCLE BEDFORD MA 01730 2101083.0.0027-0004.0 GILBERT VIRGINIA A 7 WALKER ROAD UNIT 4 NORTH ANDOVER MA 01845 210/083.0.0027-0005.0 PELLETIER RICHARD P&SUSAN N 7 WALKER ROAD UNIT 5 NORTH ANDOVER MA 01845 210/083.0.0027.0008.0 REARDON MICHAEL 7 WALKER ROAD#8 NORTH ANDOVER MA 01845 2101083.0.0027-0007.0 FENNESSEY,LYNN&MUCHA MARK 7 WALKER ROAD#7 NORTH ANDOVER MA 01845 2101083.0-0027-0008.0 KRAMER,MELANIE 7 WALKER ROAD#8 NORTH ANDOVER MA 01845 2101083.0.0027-0009.0 TRANNI NHU 7 WALKER ROAD U-9 NORTH ANDOVER MA 01845 210/083.0.0027-0010.0 BARTHELMES ALAN FRANCIS _ 7 WALKER ROAD#10 NORTH ANDOVER__ MA 01845 2101083.0 0027 0011.0 CURTIS MELISSA S. 7 WALKER ROAD UNIT 11 NORTH ANDOVER ''MA 01845 210013.00027-0012.0 BETTENCOURT LAURI A 7 WALKER ROAD U-12 NORTH ANDOVER MA 01845 210/083.00028-0001.0 ORKNEY,KEVIN 63 HERRICK ROAD NORTH ANDOVER MA 01845 210/083.0.0028-0002.0 F8-IOS LAURIE LEE 8 WALKER ROAD#2 NORTH ANDOVER MA 01845 210!083.0.0028-0003.0 MCGREGOR.KEVIN P. 7 MORNINGSIDE LANE NORTH ANDOVER MA 01845 210083.00028-0004.0 ZELLER ELMER L 34 GEORGEDAWN AVENUE WRENTHAM MA 02093 2101083.000280005.0 SHERIDAN NANCY LT PO BOX 219 BOXFORD MA 01921 210/083.0.00280006.0 GONZALES MARIE A. 8 WALKER ROAD UNIT 6 NORTH ANDOVER MA 01845 210=3.Vo028-0007.0 PIONTKOWSKI STEVEN 8 WALKER ROAD UNIT#7 NORTH ANDOVER MA 01845 2101083.0.00280008.0 ROWS,JACQUELBVE A 8 WALKER ROAD UNIT 8 NORTH ANDOVER MA 01845 2101083.00028.0009.0 WARD DEBORAH 8 WALKER ROAD UNIT 9 NORTH ANDOVER MA 01845 210/083.00028-0010.0 KOWALSKI MICHAEL&FITZGERALD 8 WALKER ROAD UNIT 10 NORTH ANDOVER MA 01845 _21=83.0.0028-0011.0 LIEF DANIELLE _98 ROBERT BEST ROAD SUDBURY _ MA 01776 210/083.0.0028-0012.0 CRUSCO STEPHEN 8 WALKER ROAD#12 NORTH ANDOVER -� MA 01845 2101083.0-0029-0001.0 (LAGAN,MARIO 9 WALKER ROAD#1 NORTH ANDOVER MA 01845 210/083.000290002.0 HARRINGTON LEO&FABIOIA HARR 9 WALKER ROAD UNIT 2 NORTH ANDOVER MA 01845 210/083.00029.0003.0 LARKIN,JOHN E^ P 0 BOX 383 NORTH ANDOVER MA __ 01845 2101083.0-00290004.0 COMMUNITY PROPERTIES LLC 10 GARFIELD LANE EAST ANDOVER MA 01810 21W83.6-000:66 05.0 PARKER,LILLIAN M 9 WALKER ROAD#5 NORTH ANDOVER MA 01845 210/083.00029-0008.0 IEE�TORNt3 LIH 9 WALKER ROAD NO NORTH ANDOVER MA 01845 2101083.0-0029.0007.0 PICCO,SHARON A 9 WALKER ROAD UNIT 7 NORYk ANDOVER MA 01845 210/083.0.0029-0008.0 VENUTI,JAMES 9 WALKER ROAD#8 NORTH ANDOVER MA 01845 2101083.00029-0009.0 BRENNAN,JENNIFER 9 WALKER ROAD#9 NORTH ANDOVER MA 01845 2101083.00029-0010.0 LEE,JAMES K 9 WALKER ROAD#10 NORTH ANDOVER MA 01845 210AW.00029-0011.0 ROBLESKI JOHN 9 WALKER ROAD UNIT 11 NORTH ANDOVER MA 01845 2101083.0.0029.0012.0 MELLMAN MARK 103 VEST WAY NORTH ANDOVER MA 01845 210/083.00210-0001.0 MUELLER,JOANNE F _ _ PO BOX 603 NORTH ANDOVER _ MA _01845 210/083.00210.0002.0 DONEGAN ELAINE T __10 WALKER ROAD UNIT 2 NORTH ANDOVER MA 01845 210!083.00210-0003.0 DARISHJAMES H. '112 WYMAN STREET MEDFORD MA 02155 2101083.0-0210-0004.0 MCCOY DENNIS 10 WALKER ROAD U-4 _ NORTH ANDOVER MA 01845 210/083.0021Q 0005.0 MERRILL,TERRI 200 BEDFORD ROAD WOBURN MA 01801 210M83.00210.0008.0 _._DIB,NURIA M 10 WALKER ROAD#6 /NORTH ANDOVER _ MA _ _ 01845 2101083.00210.0007.0 ANDERSON MARCIA H 10 WALKER ROAD UNIT 7 NORTH ANDOVER MA_ 01845 2101083.00210-0008.0 WINNING,DANIEL 51 HIDEWAY LANE METHUEN MA 01844 2101083.0-02100009.0 RAVINSHARETT 10 WALKER ROAD#9 NORTH ANDOVER MA 01845 2101083.0021Q 0010.0 DULIN MARK 10 WALKER ROAD#10 NORTH ANDOVER MA 01845 210/083.00210-0011.0 JOYCE THOMAS H 10 WALKER ROAD UNIT 11 NORTH ANDOVER MA 01845 2101083.00210.0012.0 MORA,DAVID E AND GARCIA,DALIA 10 WALKER ROAD UNIT 12 NORTH ANDOVER MA 01845 210/083.002110001.0 ZIMMERMAN FAMILY TRUST 50 SUTTON HILL ROAD NORTH ANDOVER MA 01845 210/083.00211-0002.0CIRAK PETER M 11 WALKER ROAD#2 NORTH ANDOVER MA 01845 210!083.00211.0003.0 _ KEANE JOHN 11 WALKER ROAD#3 NORTH ANDOVER MA 01845 2101083.00211.0004.0 FOLEY KRISTEN 11 WALKER ROAD 94 NORTH ANDOVER MA 01845 210/083.00211-0005.0 COLANTONIO MICHELLE 11 WALKER ROAD 05 NORTH ANDOVER MA� 01845 210/083.0-0211-0006.0 ENOS JAMES 8 11 WALKER ROAD#6 NORTH ANDOVER MA 01846 210/083.0-0211.0007.0 FARRELL JAMES R&DELORES C 11 WALKER ROAD#7 NORTH ANDOVER MA 01845 2101083.00211-0008.0 CASSIDY DONAlO 18 FREE'PORT DRIVE WILMINGTON MA 01887 2101083.00211-0009.0 ESQUiVEL,KATHLEEN 11 WALKER ROAD#9 NORTH ANDOVER MA 01845 2101083.00211-0010.0 _ KkENOMiHOPE E. 11 WALKER ROAD#10 NORTH ANDOVER MA 01845 210083.00211-0011.0 KESADJIIAN EDWARD A. 11 WALKER ROAD U•11 T NORTH ANDOVER MA 01845 2101083.00211-0012.0 SODERBURG MICHELLE 11 WALKER ROAD#12 NORTH ANDOVER MA 01845 210!083.00212.0001.0 O'BRIEN THOMAS F 5 HIGHLAND ROAD ACTON MA 01720_ 2101083.0.0212-0002.0 LARKIN JOHN E P 0 BOX 383 NORTH ANDOVER MA 01845 2101083.00212-0003.0 GARVEY JAMIE 18 FRONT STREET HAVERHILL MA 01835 2101083.00212-0004.0 LEVINE MARK 19 COUNTRY FARM ROAD STRATHAM NH 03885 210/083.00212-0005.0 OW ENS BEVERLY L 8728 CHAMPIONS DRIVE INDIANAPOLIS IN 46256 2101083.00212-0008.0 STARBLE MARIANNE T 12 WALKER ROAD#0 ..NORTH ANDOVER MA _ , _ 01845 2101083.00212.0007.0 L641 RYAN&FERLA,NICOLE 12 WALKER ROAD UNIT 7 !NORTH ANDOVER MA 01845 2101-083.00212-0008.0 ALBIANt CHARLES T&LINDA D 12 WALKER ROAD UNIT 12 NORTH ANDOVER MA 01845 210/083.00212.0009.0 MILLER JUNE 262 ENDICOT AVENUE I REVERE I MA 02151 Page 2 Shaetl 210/083.0-0212-0010.0 CORSARO,CARMEN R 12 WALKER ROAD UNIT 10 NORTH ANDOVER MA 01845 2101083.0.0212-0011.0 ARMSTRONG,STEPHEN C 12 WALKER ROAD#11 NORTH ANDOVER MA 01845 _ 210/083.0.0212-0012.0 LU,JOHN 9 GREYBIRCH ROAD ANDOVER MA 01810 210/083.0.0213.0001.0 B_R_ANCHAUD,DANIELLE L 12 ELLA AVENUE WILMINGTON MA 01887-1141 2i-Oiddilj-0-213M2.01 MOORE MICHAEL E 13 WALKER ROAD#2 NORTH ANDOVER MA 01845 210!083.0-U21S-0003.0 LEIGHTON,CAROL L 13 WALKER ROAD UNIT 3 NORTH ANDOVER MA 01845 210/083.0.0213.0004.0 NAFFAH _ _ _ _ ALLEN J 3 PEMBROOK ROAD NORTH ANDOVER MA A 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2101083.0-0214-0005.0 HASHED,SALAH M 14 WALKER ROAD UNIT 5 NORTH ANDOVER u MA 01845 2101083.0-0214-0006.0 WEBB,LUCILLE 14 WALKER ROAD#6 NORTH ANDOVER MA 01845 2101063.0.0214-OWTO SULLIVAN JOSEPH T 136 CHANDLER ROAD ANDOVER MA 01810 210/083.0.0214.0008.0 CONCORD RIVER REALTY INC 4 MITTON CIRCLE ANDOVER MA 01810 210/083.0-0214.0009.0 GIULIANO.MICHAEL 14 WALKER ROAD UNIT 9 NORTH ANDOVER MA 01845 210/083.0.0214-0010.0 SULLIVAN,MATTHEW 14 WALKER ROAD#10 NORTH ANDOVER MA 01845 210/0830-0214-0011.0 WALLIS DARLENE M. 14 WALKER ROAD#11 NORTH ANDOVER MA 01845 2101083.0-0214-0012_0 -TOOMEY,DIANE 14 WALKER ROAD#12 NORTH ANDOVER MA 01845 2101053.0.0001-0000.0 KEARNEY LAUREN&CHRISTOPHER 180 HIGH STREET NORTH ANDOVER MA 01845 21010530.0002-0000.0 LY QUANG 50 COLUMBIA ROAD NORTH ANDOVER MA 01845 210/0&3.0-0003-0000.0 D_UNLEVY WILLIAM J&FRANCIS J 51 COLUMBIA ROAD NORTH ANDOVER MA 01845 2101053.0-0004-0000.0_ APPLE.DONNA M 455 MAIN STREET NORTH ANDOVER MA 01845 2101053.0-0005 0000.0 QUINLAN,WILLIAM J 28 IRVING ROAD NORTH ANDOVER MA _ 01845__ 210/053.0-0006.0000.0 WATSON PHILIP F 33 PERLEY ROAD NORTH ANDOVER _MA 01845 210/053.0-0007-0000.0 SCANLON,KEVIN M 41 PERLEY ROAD NORTF4,9NDOVER TMA 01845 210/053.0.0008.0000.0 DAVID&AYA GOLDMAN 66 THORNDIKE ROAD NORTH ANDOVER MA 01845 2101053.0.0009.0000.0 DUNHAM,TIMOTHY N 66 THORNOIKE ROAD NORTH ANDOVER MA 01845 210/053.0-0010-0000.0 KANDRUT 1994 REVOCABLE TR STA 63 THORNDIKE ROAD NORTH ANDOVER MA 01845 2101063.0-0011-0000.0 LETIZIO,DIANE M 22 WEST SHORE ROAD WINDHAM NH 03087 2101053.0.0012-0000.0 NAM PARTNERS LIMITED PARTNERS 10 W.MARKET ST STE 1200 INDIANAPOLIS IN 48204 2101053.0.0013.0000.0 WINDLE SUSAN 40 PERLEY ROAD NORTH ANDOVER MA 01845 210/053.0.0014-0000.0 +GALLANT.RICHARD 36 PERLEY ROAD NORTH ANDOVER MA 01845 2101053.0.0018.0000.0 FITZGIBBONS TRUST,LITA A 63 MARTIN AVENUE NORTH ANDOVER MA 01845 210/063.0 0018 0000.0 COCO,COLLEEN P 16 PERLEY ROAD NORTH ANDOVER MA .._..01845_ 210/053.0-0017-0000.0 166-188 HIGH STREET REALTY TRU 6 BRIARWOOD CIRCLE ANDOVER 2101053.0.0018-000O.B A_PKARIAN ANN 154-8 HIGH STREET NORTH ANDOVER FAA 01845 210/063.0-0019-0000.0 WALL,IAN J 9800 ANDREA WAY CHARLOTTE NC 28277 2101053.0.0020.0000.0 BONAIUTO,PAMELA _ 138 HIGH STREET NORTH ANDOVER MA 01845 210/053.0-0021-0000.0 DROVER DANIEL JOANNA _ 128 HIGH STREET NORTH ANDOVER MA 01845 2101083.0.0022-0000.0 WINDLE REALTY TRUST 118 HIGH STREET NORTH ANDOVER MA 01845 2101053.0.0023.0001.0 SMITH KEVIN J 110 HIGH STREET NORTH ANDOVER MA 01845 2101053.0-0023.0002.0 SMITH,JILL 110 HIGH STREET NORTH ANDOVER MA 01845 210/053.0-0024-0001.0 KOGAN,LEONID A&DALIA 102 HIGH STREET NORTH ANDOVER MA 01845 210/053.0.00240002.0 JAIN SANJAY&ARUNA 104 HIGH STREET NORTH ANDOVER MA 01845 2101053.0.0025-0000.0 NAM PARTNERS LIMITED PARTNERS 10 W.MARKET ST SUITE 12 INDIANAPOLIS _ IN 48204 21OM53.0-0027-0000.0 SARACENO STEVEN 90 HOGH STREET NORTH AA'65VER MA 01845 210/053.0.0018.00OO.A APKARIAN-SLACK REVOCABLE TRUS I 154-A HIGH STREET NORTH ANDOVER I MA 1 01845 Page 3 EAST -,MILL August 16, 2007 F t f By Hand ` Richard A. Nardella, Chairman Planning Board Town of North Andover 1600 Osgood Street North Andover, Massachusetts 01845 RE: Application for Definitive Plan Approval for Planned Development District (PDD) Special Permit and Site Plan Review Property: 21 High Street Owner/Applicant: RCG North Andover Mills LLC Dear Mr: Nardella: Enclosed please find nine (9) copies (stamped by the Town Clerk) of a Definitive Plan Application for Planned Development District Special Permit, a Site Plan Review application, and supporting memoranda and exhibits. These applications represent the second step in the permitting process of the first phase of a proposed multi-phased redevelopment of the East Mill located at 21 High Street, which received Preliminary Plan Approval from the Planning Board on August 7,2007. Phase 1 of the project includes the renovation of 15,000 s.f. of vacant office space into new retail uses, the renovation of 20,000 s.f. into new residential loft apartments, along with proposed streetscape and other improvements as shown on the attached plans. We look forward to working with the Planning Board and Planning Department on this proposed mixed use redevelopment project. Please feel free to contact my office at RCG LLC with any questions or concerns. Sincerely, 1 Dav ttein�berghS, ;� Manager, RCG North Andover Mills LLC RCG NORTH ANDOVER MILLS, LLC Town of North Andover Planning Board Application for DEFINITIVE - Planned Development District Special Permit Please type or print clearly. 1. Petitioner: RCG North Andover Mills LLC Petitioner's Address: 17 Ivaloo Street, Somerville,MA 02143 Telephone number: 617 625 8315 2. Owners of the Land: RCG North Andover Mills LLC Address: 17 Ivaloo Street,Somerville,MA 02143 Number of years of ownership: Less than one year 3. Year lot was created: 4. Description of Proposed Project: Conversion of 35.000 square feet of existing office space to 15,000 square feet of retail space and twenty 1-and 2-bedroom apartments. 5. Description of Premises: 235,000 sf of office and research and development space in a series of attached and free-standing brick buildings. 6. Address of Property Being Affected:21 High Street Zoning District: II=S Assessors: Map: 069.0 Lot#:0001-0000.0 Map: 068.0 Lot#: 0010-0000.0 Registry of Deeds: Book#: 10601 Page#: 340 7. Existing Lot: Lot Area(Sq.Ft) 986,867+/- Building Height: Maximum 70 feet Street Frontage: 1,210 feet Side Setbacks:N/A Front Setback: 0-94 feet Rear Setback:N/A Floor Area Ratio: 0.24 Lot Coverage: 0.12 8. Proposed Lot(if applicable):N/A Lot Area(Sq.Ft) Building Height Street Frontage: Side Setbacks: Front Setback: Rear Setback: Floor Area Ratio: Lot Coverage: 9. Required Lot(as required by Zoning Bylaw): Lot Area (Sq.Ft) 60,000 Building Height N/A Street Frontage:N/A Side Setbacks:N/AA Front Setback: N/A Rear Setback:N/A Floor Area Ratio:N/A Lot Coverage:N/A 10. Existing Building(if applicable): Ground Floor(Sq.Ft.) 114,000+/- #of Floors: 33_5 Total Sq.Ft. 235,000+/- Height: Maximum 70 feet Use: Office,R&D Type of Construction Wood frame with Brick 11. Proposed Building: N/A Ground Floor(Sq.Ft.) #of Floors: Total Sq. Ft. Q Height: Use: Type of Construction 12. Has there been a previous application for a Special Permit from the Planning Board on these premises?No If so,when and for what type of construction?N/A 13. Section of Zoning Bylaw that Special Permit is Being Requested: Sections 10.3& 11. 14. Petitioner and Landowner signature(s): Every application for a Special Permit shall be made on this form which is the official form of the Planning Board. Every application shall be filed with the Town Clerk's office. It shall be the responsibility of the petitioner to furnish all supporting documentation with this application. The dated copy of this application received by the Town Clerk or Planning Office does not absolve the applicant from this responsibility. The petitioner shall be responsible for all expenses for filing and legal notification. Failure to comply with application requirements,as cited herein and in the Planning Board Rules and Regulations may result in a dismissal by the Planning Board of this application as incomplete. Petitioner's Signat Print or type name here:David Steinbergh,Manager, orth Andover Mills LLC Owner's Signature: Print or type name here: 14. Please list title of plans and documents you will be attaching to this application. A. Existing Conditions Survey B. Deed C. Preliminary Plan Approval D. Definitive Plan—Planned Development E. Unit Plans for Residential Units F. Perspective Views of Building Exterior after Residential Conversion. G. Building 11 Elevation H. Retail Space Plans 1. Plan for Street Improvements to High Street J. Proposed Signage Improvements K. Traffic Letter EAsT MILL fINOT1# Vf 4 AUGUST 17,2007 TOWN OF NORTH ANDOVER PLANNING BOARD APPLICANT & OWNER: RCG NORTH ANDOVER MILLS LLC PROPERTY: ASSESSORS MAP 69, LOT 1 AND MAP 68, LOT 1 21 HIGH STREET, NORTH ANDOVER MEMORANDUM IN SUPPORT OF APPLICATION FOR DEFINITIVE PLAN APPROVAL FOR PLANNED DEVELOPMENT DISTRICT SPECIAL PERMIT (Sections 11 and 10.3 of North Andover Zoning Bylaw) L INTRODUCTION RCG North Andover Mills LLC is the applicant (the "Applicant") seeking a Definitive Plan Approval of a Planned Development District (PDD) Special Permit for the first phase of a multi-phased mixed use development known as East Mill as further described below. Specifically, the Applicant is the owner of certain real property consisting of 22.65 acres of land, known and numbered as 21 High Street (formerly known as One High Street). The site is located at the corner of High Street and Water Street, and is designated on the Town Assessor's Maps as Map 69, Lot 1 and Map 68, Lot 1 (the "Property"). The Property currently consists of a total of approximately 235,000 square feet of existing office and research and development (R&D) space, and is shown on an Existing Conditions plan attached hereto as Exhibit A (the "Property"). The Owner acquired the Property by deed from FUCMS 2000-C2 Andover Mills, LLC, dated January 22, 2007, recorded with the Essex County North District Registry of Deeds in Book 10601, Page 340. A copy of the Deed is attached hereto as Exhibit B. This Application relates solely to the first phase of the proposed redevelopment project for which Preliminary Approval of the PDD Special Permit was issued to the Applicant by decision, dated August 7, 2007, a copy of which is attached as Exhibit C. The Applicant anticipates additional development as part of the PDD in line with the redevelopment program outlined in earlier presentations to the Planning Department and Planning Board. The portion of the Property on which the first phase of the Project is proposed is located within existing buildings entirely within the Industrial S (I-S) Zoning District, where the proposed uses of the Property are permitted, subject RCG NORTH ANDOVER MILLS, LLC Page 1 of 10 A i I I NQ�Ni ILL t AUGUST 17,2007 to the issuance of a PDD Special Permit as well as a Site Plan Review Special Permit. II. PROPOSED PROJECT As noted above, the Applicant proposes that the first phase of the proposed project ("Phase One') will consist of the following: (a) the renovation and conversion of approximately 15,000 square feet of currently vacant office space to retail uses on the ground floor of Buildings No. 1, 1A, 2, and 3, fronting High Street; (b) the renovation and conversion of approximately 20,000 square feet of currently vacant space to a total of twenty (20) residential, loft-style, one-and two-bedroom apartment units located within the second floor of Building No. 3A (aka Floor 3) and Building No. 11 (aka Floor 3.5), the entrance to which will be from Water Street. These units will be located on the upper floors of these buildings in order to both preserve the marketability of the commercial space on the lower levels, and to create a mixed use feel to the East Mill project; (c) the installation of streetscape improvements as they relate to High Street in the vicinity of the proposed retail uses. The proposed Phase One Project improvements are shown on the following site plans described below. --A Certified Plot Plan titled "Preliminary Plan- Planned Development" shows the proposed areas of conversion in the existing buildings and is attached hereto as Exhibit D. --Unit plans for the proposed residential apartments are attached hereto as Exhibit E. --Perspective renderings of the Building Facade and residential penthouses from Water Street and from the Mill Pond are attached hereto as Exhibit F. --An elevation of Building 11 with the proposed upper floor residential apartments is attached hereto as Exhibit G. --Diagrammatic space plans for the retail uses are attached hereto as Exhibits H . --Engineering Plans for proposed improvements to High Street are attached as Exhibit I. RCG NORTH ANDOVER MILLS, LLC Page 2 of 10 EAST MILL O�T HA 1 POVf I AUGUST 17,2007 -- Illustrations of proposed new Signage for the site are attached as Exhibit J. Collectively, the proposed improvements as described above and as shown on Exhibits D through J shall be referred to as the Project. III. REQUIRED RELIEF Based upon our preliminary review of the proposed improvements, and after consulting with the Town Planner as well as the Building Inspector, the Applicant has determined, among other things, that a Planned Development District Special Permit will be required to be issued by the Planning Board in accordance with Sections 11 and 10.3 of the Zoning Bylaw of the Town of North Andover, as most recently amended in June, 2007 (the "Zoning Bylaw'). As part of the Definitive Plan process, and to the extent applicable, the Applicant shall also request a waiver of the applicability of Section 4.2 ("Phased Development Bylaw") in accordance with the provisions of Subsection 3(i) which provides that "the Planning Board may, without a public hearing and upon written request from the Applicant, permit up to twice the allowed annual maximum permitted for that project under the provisions of this Bylaw, provided that building permits issued in succeeding years shall be limited to less than the permitted maximum, if necessary, to insure that the overall number of allowed permits is not exceeded." The Applicant requests that since this Project represents one portion of a Phased Plan in itself, that the Planning Board grant the Applicant the requested waiver in order to allow the construction, marketing and occupation of the proposed twenty (20) residential units to be aligned with anticipated absorption of the residential units within the twelve-month period following construction of the units. The Applicant feels the Board's grant of such a waiver would be consistent with the purpose and intent of Section 4.2.1 of the Zoning Bylaw in that: (a) the construction and occupation at a rate that can be supported by Town services, given that the project will be developed within existing structures, that given the current occupancy of the complex is low; (b) the project is in line with the Towns Housing and Master Plans by combining commercial redevelopment with residential units located close to employments centers; (c) the Project will not impact the ability of the Town to provide adequate public safety, roads, municipal infrastructure, and other services and infrastructure; and, (d) the Project will encourage the type of residential growth which address the housing needs of specific population groups by providing market rate rental housing. RCG NORTH ANDOVER MILLS, LLC Page 3 of 10 EAST MILL 0 t �I HV f' AUGUST 17,2007 Over the course of the last month, the Applicant has met with various Town boards and departments, including the Town's p g e own s Technical Review CommitteeTR " Committee (TRC), the Department of Public Works ("DPW"),), and with the Building Inspector to discuss the Project. Comments from the Planning Board members and from the Technical Review process have resulted in some additions to the Application, including incorporation of new windows, engineering of on-street parking and traffic calming measures, a preliminary signage plan, and certain landscape improvements. IV. PLANNED DEVELOPMENT DISTRICT SPECIAL PERMIT CRITERIA Section 11 of the Zoning Bylaw establishes the criteria for a Definitive Plan to be reviewed by the Planning Board as part of the Planned Development District Special Permit process. Specifically, the Applicant has attached to this Application a set of Plans conforming to the criteria described in Section 11.3. Additionally,Section 11 establishes other criteria for approval, as further described below: Section 11.4 Minimum Requirements 1. The Project is consistent with the purposes set out in Section 11.2. Consistent with the objective of the PDD Zoning Bylaw provisions,the Project will provide for a mixture and diversity of retail, residential and other uses which do not detract from,but which will enhance, the livability and aesthetic qualities of the Machine Shop Village and other neighboring downtown areas. As a project that is proposing to utilize existing buildings,the proposal will promote the efficient use of land while protecting natural resources, such as water resources,wetlands, and floodplains. 2. Ingress and egress for traffic flow is designed properly so that there will be no serious hazard to vehicles or pedestrians. The Project will utilize existing vehicular entries and exits, as well as on- site parking areas, which will result in no hazard to vehicles and pedestrians. In addition, at the request of the Planning staff and Planning Board,the Applicant has incorporated street improvements: (a) to be located along High Street; (b) to be coordinated with the Public Works Department; and, (c) which have been RCG NORTH ANDOVER MILLS, LLC Page 4 of 10 MEAST MILL $ t I I N 0 ;1+ A400YE q AUGUST 17,2007 designed to reduce the hazards to vehicles and pedestrians on and adjacent to public ways. 3. Adequate parking facilities are provided for each use and structure in the development. The Property has over 1,000 off-street parking spaces, which provide spaces well in excess over the zoning requirements for the current and proposed uses. In addition to the existing nearby on-site parking lot on Water Street, the Project will include over twenty (20) new public parking spaces on High Street to accommodate anticipated retail demand as retail uses occupy the building along High Street. 4. Major facilities or functions which require siting within scenic areas are designed to be visually compatible with the natural or historical characteristics. Since the project proposes uses that are to be located at existing buildings, there will be no visual impacts that would be incompatible with the historic nature of the neighborhood. 5. The Project does not adversely affect the natural environment to the detriment of community character and public health and safety. The project will have no impact on the natural environment. Section 11.5 Permitted Uses Both the proposed general retail restaurant, personal services and recreation uses, as well as the proposed residential loft apartments are permitted under Section 11.5. The Project also meets the area requirements under the PDD regulations as described below. Zoning Area Requirements Category Allowed Proposed Compliance Zone I-S/PDD I-S ✓ Area Minimum 60,000 sf 22.65 acres ✓ RCG NORTH ANDOVER MILLS, LLC Page 5 of 10 �__V� EAST I MILL 0 !111 NOR t H A 4 0 011 f 9 AUGUST 17,2007 Uses Residential, Residential, Restaurant, ✓ Restaurant,Offices, Offices, Personal Personal Services, Services, Recreation, Recreation, General General Retail. Retail Usable Open Minimum 20% Usable Mill Pond and path ✓ Space to be conveyed. areas to be determined Setbacks Minimum 25 feet from Existing minimum of ✓ Residential Zone 94 feet from Residential Zone on Water Street PDD Application Criteria --Written Documentation Requirements The following establishes how the Applicant meets each of the criteria required to be addressed in the Preliminary Application PDD Special Permit Application: 1. Encouraging the most appropriate use of land: The historic mill buildings already occupy the land and this proposal simply transforms and enhances the use of the buildings consistent with the PDD Zoning Bylaw requirements. Further, the most appropriate use for the street- level office space along High Street is retail space that can serve the community and bring activity to the public spaces around the site. Contemplated uses include a 3,000 s.f. restaurant, along with a plan to market the remainder as other mixed-use amenities (cafe, gym, etc.)consistent with the Zoning Bylaw. The 20,000 square feet of vacant office space designated for the first phase of residential conversion is accessed from Wafter Street and provides efficient loft living with most apartments having views of the mill pond to the rear of the Property. In addition, the loft-style apartments are located on upper floors in order to preserve the marketability of the commercial space on the lower levels. These uses are in line with the stated goals of the PDD and with the trends in urban planning that encourage first-floor retail with office and residential above. Given the market difficulties in securing large offices users for commercial sites in established residential neighborhoods,we believe a mixture of uses is most appropriate for the East Mill in order to create a vibrant and diverse downtown area. RCG NORTH ANDOVER MILLS, LLC Page 6 of 10 LAST fill MILL *#111 NGtfi ANnOYf AUGUST 17, 2007 2. Preventing overcrowding of land: The Project does not include construction of an new buildings, and so no Project Y g overcrowding of land would occur. 3. Conserving the value of land and buildings: The residences and retail spaces will not only re-activate the empty spaces in the building, enhancing its value, but will preserve the historic structures that comprise the former Davis &Furber Machine Shops as part of the Machine Shop Village area. 4. Lessening congestion of traffic: While the retail businesses will attract new customers to North Andover and to the downtown area, vehicle trips will occur at different times from typical office traffic, creating less traffic during the weekday "rush hours," and new uses in proximity to existing residential and commercial uses will serve to encourage greater pedestrian foot traffic. See Exhibit K for a Traffic Memo prepared by Design Consultants, Inc. 5. Preventing undue concentration of population: The Project site is an appropriate site to add population concentration because of the existing infrastructure, proximity to local businesses, and an underutilized pedestrian environment. The twenty (20) residential units, which are likely to have 1-2 residents each, should not create any undue impact on Town services. 6. Providing adequate light and air: The Project includes penthouses to be added on top of one building, which will result in negligible impact to the available light and air on the site and in the surrounding neighborhood. 7. Reducing the hazards from fire and other danger: While the retail and residential uses will add certain new facilities,these uses will involve less intense hazards than the intensive manufacturing uses RCG NORTH ANDOVER MILLS, LLC Page 7 of 10 MILL N Q R?3i A N 0 0,V f AUGUST 17,2007 historically located at the Property, as well as less intensive uses than what the current Zoning Bylaw allows under the Industrial S (I-S) Zoning District. 8. Assisting in the economical provision of transportation,water, sewerage, schools,parks and other public facilities: The new uses will add value to the existing buildings, which have sat largely vacant for a number of years, and will contribute to the increase in business of nearby retail uses in the downtown area. The Town will benefit in the form of increased property taxes, which in turn can be used to enhance services. Based upon our experience with developing similar mixed-use communities, our loft apartments do not attract families with school-age children, and therefore should not increase the impact on the school system. In addition, we intend to fund the proposed Project street improvements,which will offset the potential costs of providing a safe transportation environment. 9. Controlling the use of bodies of water,including watercourses: The Project does not impact any bodies of water, and Phase One will involve no work in wetlands or adjacent buffer zones as defined under the State Wetlands Protection Act and the North Andover Wetlands protection Bylaw. 10. Reducing the probability of losses resulting from floods: The Project will not affect the probability of losses resulting from floods. 11. Reserving and increasing the amenities of the Town: Our research shows that the Town is underserved with neighborhood retail and that this re-use of space will increase the amenities for Machine Shop Village residents and visitors who will have new outlets for dining,shopping, recreation and/or personal services. In addition, we believe the mixture of uses will create a constant presence on site,improving safety and enlivening the downtown area. PDD SPECIAL PERMIT (GENERAL) CRITERIA(Section 10.31) Section 10.31 of the Zoning Bylaw provides that the Planning Board shall not approve any such application for a Special Permit unless it finds that in its judgment all the following conditions are met. The following lists the criteria and how these criteria are met. RCG NORTH ANDOVER MILLS, LLC Page 8 of 10 OmAST IL$ i IN O T li V AUGUST 17,2007 a. The specific site is an appropriate location for such a use, structure or condition. As the property is zoned for retail and office use, the site is an appropriate location for the proposed Project. The site design complements the surrounding uses and provides for sufficient traffic and circulation-improvements, as well as sufficient water, sewer and other utilities. b. The use as developed will not adversely affect the neighborhood character. The Project provides appropriate building, landscaping and screening setback from the adjacent properties. There will be no change in the architectural style of existing buildings, and the use is well suited for its proposed location. C. There will be no nuisance or serious hazard to vehicles or pedestrians. Existing access points to the Property are adequate to serve the proposed uses. d. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. The Project is adequately and appropriately serviced by existing municipal water and other utilities that adequately address the needs of the Project. e. The use is in harmony with the general purpose and intent of this Zoning Bylaw. In addition to the reasons described herein and as shown on the Site Plans and other information submitted as part of this Application, the proposed use is in harmony with the general purpose and intent of this Zoning Bylaw for the following reasons. First, the proposed uses are permitted under the PDD provisions of the Zoning Bylaw, and will serve to provide a mix of uses consistent with the Town's objectives in the Machine Shop Village area. Second, the proposed uses will further provide for pedestrian amenities to complement the surrounding uses. Third, the project will enhance the aesthetics of the Property with new streetscape amenities, landscaping and screening. Fourth, the RCG NORTH ANDOVER MILLS, LLC Page 9 of 10 EAST MILL 4 N 0 111f 4 0 AUGUST 17,2007 Project will help return a largely vacant and unused property back into productive use, and will provide an important source of new tax revenue to the Town. Fifth, based upon the Applicant's experience with similar facilities, the off-street parking provided is adequate to serve the uses of the property in a safe and effective manner. Lastly, the project, as shown on the Site Plans, will serve to provide additional downtown activity consistent with the Town's efforts to reinvigorate the downtown area. For these reasons, all of the proposed improvements and enhancements noted herein are in harmony with the general purposes and intent of Section 1 ("Purposes") of the North Andover Zoning Bylaw. Request for a Hearing In accordance with the provisions of Sections 11 and 10.3 of the Zoning Bylaw, the Applicant requests a hearing on the Definitive PDD Plans which we understand would be held on September 18, 2007. Please advise if supplemental information will be necessary or if you have any questions. Sincerely, D�avi' teinbergh Manager RCG North Andover Mills LLC RCG NORTH ANDOVER MILLS, LLC Page 10 of 10 Town of North Andover Planning Board E=. Application for Special Permit Please type or print clearly. 1. Petitioner: 9C6- ,N°o�'y'-y, fj�crD✓e�- �ia ��5 LLC Petitioner's Address: f �- ✓Q lDo S i-c�� cs0 e�^yr /t'l 6 2-Af Telephone number: Cr 2 S Z r-18 2. Owners of the Land: ,,5*cr„ re— Address: eAddress• Number of years of ownership: t 5 5 h 6 ,5f- j e a r" 3. Year lot was created: 4. Description of Proposed Project: eR -' a 'L f I- "fS .k d DU a /tet �'`f- y c Ong- �h c.� �t✓u- hP cil s2Di+� AD 40-4",L— .G 5. Description of Premises: 7-3 5 1 0064 7iL o;,e O � Ld C -Tc f o - S-{,�L,cfri..r .LSr?2,�- �yi1t�ltisRS 6. Address of Property Being Affected '2_ 1 ktAk S -roP-t Zoning District: •— $ f Assessors: Map: 06'A.0 0 Lot# 4&0 ! _ a Dw,n 00/0 rc Registry of Deeds: Book#: Page#: 3 c p 7. Existing Lot: Lot Area(Sq.Ft) Building Height A49 s:, Street Frontage: ��2•t o Lit- Side Setbacks: N/q Front Setback: 6 -RN Aec-4- Rear Setback: ell R Floor Area Ratio: 0, z-q Lot Coverage: 0 , 1,1- 8. , /,1- 8. Proposed Lot(if applicable): Af f A Lot Area(Sq.Ft) Building Height Street Frontage: Side Setbacks: Front Setback: Rear Setback: Floor Area Ratio: Lot Coverage: 9. Required Lot(as required by Zoning Bylaw): Lot Area(Sq.Ft) 60.D'SD Building Height rJA Street Frontage: N% 4 Side Setbacks: Ne 4 f Front Setback: t4 Rear Setback: M A Floor Area Ratio: N JR Lot Coverage: N le 10. Existing Building(if applicable): Ground Floor(Sq.Ft.) 11,1,eVo t/- #of Floors: M4Arn%,4., s Total Sq.Ft. 'I/- Height: Use: eAZA Type of Construction ���.,,( � � �,,� B-mak 11. Proposed Building: Ground Floor(Sq.Ft.) #of Floors: Total Sq.Ft. Height: Use: Type of Construction 12. Has there been a previous application for a Special Permit from the Planning Board on these premises? NV If so,when and for what type of construction? 13. Section of Zoning Bylaw that Special Permit Is Being Requested SeJ_a,.S 14. Petitioner and Landowner signature(s): Every application for a Special Permit shall be made on this form which is the official form of the Planning Board. Every application shall be filed with the Town Clerk's office. It shall be the responsibility of the petitioner to furnish all supporting documentation with this application. The dated copy of this application received by the Town Clerk or Planning Office does not absolve the applicant from this responsibility. The petitioner shall be responsible for all expenses for filing and legal notification. Failure to comply with application requirements,as cited herein and in the Planning Board Rules and Regulations may result in a dismissal by the Planning B oard of this application as incomplete. Petitioner's Sigrhere.:Print or type name v l C G Ncn o ve. ✓�r`l(f Owner's Signature: Print or type name here: 15. Please list title of plans and documents you will jbe attaching to this application. n^ Q C pkr �� F Pe -Spec-4'm V,e� s oIc $v��G�f� 4e tr . ��P1oP( i iev-,~fid,, H �, --C ,rn-�Z 1.-e,�✓ TOWN OF NORTH ANDOVER PLANNING BOARD OWNER & APPLICANT: RCG NORTH ANDOVER MILLS LLC PROPERTY: 21 HIGH STREET (ASSESSOR MAP 69,LOT 1) MEMORANDUM IN SUPPORT OF APPLICATION FOR SITE PLAN REVIEW SPECIAL PERMIT (Sections 8.3 and 10.3 of the North Andover Zoning Bylaw) I. INTRODUCTION RCG North Andover Mills LLC is the applicant(the "Applicant") requesting a Site Plan Review Special Permit for the first phase of a multi-phased mixed use development known as East Mill as further described below. Specifically, the Applicant is the owner of certain real property consisting of 22.65 acres of land,known and numbered as 21 High Street(formerly known as One High Street). The site is located at the corner of High Street and Water Street, and is designated on the Town Assessor's Maps as Map 69, Lot 1 and Map 68, Lot 1 (the"Property"). The Property currently consists of a total of approximately 235,000 square feet of existing office and research and development(R&D) space, and is shown on an Existing Conditions plan attached hereto as Exhibit A (the "Property"). The Owner acquired the Property by deed from FUCMS 2000-C2 Andover Mills,LLC, dated January 22, 2007, recorded with the Essex County North District Registry of Deeds in Book 10601, Page 340. A copy of the Deed is attached hereto as Exhibit B. This Application relates solely to the first phase of the proposed redevelopment project for the Property. The Applicant anticipates additional development to be phased as part of the Planned Development District project in line with the redevelopment program outlined in earlier presentations to the Planning Department and Planning Board. The portion of the Property on which the first phase of the Project is proposed is located within existing buildings entirely within the Industrial S (I-S) Zoning District, where the proposed uses of the Property are permitted, subject to the issuance of a Site Plan Review Special Permit, as well as a PDD Special Permit. II. PROPOSED PROJECT As noted above, the Applicant proposes that the first phase of the proposed project ("Phase One") will consist of the following: Site Plan Review Memorandum -- Planning Board (a) the renovation and conversion of approximately 15,000 square feet of currently vacant office space to retail uses on the ground floor of Buildings No. 1, 1A, 2, and 3,fronting High Street; (b) the renovation and conversion of approximately 20,000 square feet of currently vacant space to a total of twenty (20) residential, loft-style, one-and two- bedroom apartment units located within the second floor of Building No. 3A (a/k/a Floor 3) and Building No. 11 (a/k/a Floor 3.5), the entrance to which will be from Water Street. These units will be located on the upper floors of these buildings in order to both preserve the marketability of the commercial space on the lower levels, and to create a mixed use feel to the East Mill project; (c) the installation of streetscape improvements as they relate to High Street in the vicinity of the proposed retail uses. The proposed Phase I Project improvements are shown on the following site plans described below. --A Certified Plot Plan titled "Preliminary Plan- Planned Development" shows the proposed areas of conversion in the existing buildings and is attached hereto as Exhibit D. --Unit plans for the proposed residential apartments are attached hereto as Exhibit E. --Perspective renderings of the Building Fagade and residential penthouses from Water Street and from the Mill Pond are attached hereto as Exhibit F. --An elevation of Building 11 with the proposed upper floor residential apartments is attached hereto as Exhibit G. --Diagrammatic space plans for the retail uses are attached hereto as Exhibits H . --Engineering Plans for proposed improvements to High Street are attached as Exhibit I. --Illustrations of proposed new Signage for the site are attached as Exhibit J. Collectively, the proposed improvements as described above and as shown on Exhibits D through J shall be referred to as the Project. Site Plan Review Memorandum -- Planning Board 1I. REQUIRED RELIEF Based upon our preliminary review of the proposed improvements, and after a meeting with the Building Commissioner,the Applicant has determined that a Site Plan Review Special Permit will be required to be issued by the Planning Board in accordance with Sections 8.3 and 10.31 of the Zoning Bylaw of the Town of North Andover, as most recently amended in June, 2007 (the "Zoning Bylaw"). In addition to approvals required from the Planning Board, the proposed Project will also require Definitive Approval of a Planned Development District Special Permit, local sewer and water connection permits to be issued by the DPW, and various licenses and other approvals to be issued by the Board of Health and the Board of Selectmen in its capacity as Licensing Authority. Over the course of the past six months, representatives of the Applicant have met with individual representatives of the Planning Department, the Building Department, Board of Health, Fire Department, Public Works, and the Conservation Commission. The Applicant's Project was also reviewed by the Town's Technical Review Committee (TRC) on July 12, 2007. As a result of those meetings and consultations, a number of their recommendations have been incorporated into the Site Plans. IV. SITE PLAN REVIEW AND SPECIAL PERMIT CRITERIA Section 8.3(6) and Section 10.31 of the Zoning Bylaw list the criteria by which the Planning Board will evaluate the Project as part of its site plan review special permit process. A description of these criteria, and how the Project meets such criteria, are described as follows: SITE PLAN REVIEW CRITERIA(Section 8.3) GENERAL a. Conformance with all appropriate provisions of the Zoning Bylaw. Consistent with the objective of the PDD Zoning Bylaw provisions, the Project will conform to the Planned Development District requirements outlined in Section 11 of the Zoning Bylaw and the Project provide for a mixture and diversity of retail, residential and other uses which do not detract from, but which will enhance, the livability and aesthetic qualities of the Machine Shop Village and other neighboring downtown areas. As a project that is proposing to utilize existing buildings, the proposal will promote the efficient use of land while protecting natural resources, such as water resources,wetlands, and floodplain. Site Plan Review Memorandum -- Planning Board b. Protection of abutting properties from detrimental site characteristics. i The Project provides appropriate building setbacks and buffers from the adjacent properties. The adjoining properties will not be negatively impacted by the proposed Project, but the Project in fact will complement the surrounding uses through a diverse mix of uses which will contribute to a more active, pedestrian-friendly downtown area. ENVIRONMENTAL a. Protection of unique or important natural, historic or scenic features. The Applicant recognizes the historic value of the Machine Shop Village area, and has designed the proposed Project improvements in a manner which emphasizes the historic nature of the surrounding High Street and Water Street areas on and adjacent to the Property. Further, since the Project proposes no new buildings or structures and does propose streetscape improvements, the important natural, historic and scenic features will be preserved and enhanced. b. Adequacy of proposed methods of refuse disposal. The Project includes a centralized disposal area located between the cluster of project buildings and the Mill Pond which has historically existed to manage solid waste which is currently, and will continue to be, handled by a private commercial hauler. The disposal area will adequately handle the needs of the Project. C. Ability of proposed sewage disposal and water supply systems within and adjacent to the site to serve the proposed use. The Property and existing buildings are currently connected to the municipal water system and sewer system, which ties into High Street. Based upon the Project Engineer's discussion with the DPW, sufficient capacity exists within the municipal system to accommodate the proposed Project's water and sewer needs. d. Adequacy of the proposed drainage system within and adjacent to the site to handle the increased runoff resulting from the development. The Project will continue to use existing drainage systems within the Property to handle the Project. Since no new buildings are being Site Plan Review Memorandum -- Planning Board constructed,the existing drainage system is anticipated to handle stormwater runoff, which is not anticipated to be increased. e. Provision of adequate landscaping,,includin the screening of adjacent acent residential uses provision,p on of street trees,landscape islands in the parking lot and a landscape buffer along the street frontage. The Project will include additional landscaping improvements as shown on the Site Plans. Moreover, existing landscaping within the parking lot and yards currently provides adequate buffering and screening areas. f. Adequacy of the soil erosion plan and any plan for protection of steep slopes,both during and after construction. i To the limited extent that proposed streetscape and parking j improvements along High Street may result in erosion, the Applicant will take particular care with respect to maintaining enhanced erosion and sedimentation controls to avoid off-site impacts. g. Protection of adjacent properties by minimizing the intrusion of lighting, including parking lot and building exterior lighting. Existing site lighting will remain as is, so it is not anticipated that lighting impacts from the Project will change from existing conditions. h. The proposed development must not present a demonstrable adverse impact on the surrounding area resulting from excessive noise, dust, smoke, or vibration which are higher than levels now experienced from uses permitted in the surrounding area. Since the Project involves improvements located within existing buildings, there is no anticipated impact to the surrounding areas resulting from excessive noise, dust, smoke or vibration which are higher than levels now experienced from uses permitting in the surrounding area. DESIGN a. Buildings shall be located with respect to setbacks,placement of parking, landscaping and entrances and exits with surrounding buildings and development. Since no new buildings will be created, this criterion is not applicable for the Applicant and Project. Site Plan Review Memorandum -- Planning Board b. The buildings shall relate harmoniously to each other in architectural style, site location and building exits and entrances. To the extent the proposed improvements to the existing buildings that are the subject of the Project will involve exterior work, such work will be consistent with the existing architectural style of the buildings and such improvements have been designed in a manner to blend into the area architectural style, and will complement the surrounding neighborhood. A set of architectural elevation plans is attached as part of the Site Plans. C. Screening shall be provided for storage areas, loading docks, dumpsters, rooftop equipment,utility buildings and similar features. Any proposed storage areas, loading docks, dumpsters, rooftop equipment, utility buildings and similar features will be appropriately screened. d. Electric,telephone,cable t.v., and other such lines and equipment must be placed underground. All utilities on the Property will be located underground. e. Demonstrate that the scale, massing and detailing of buildings are compatible with those prevalent in the surrounding area. The Project improvements to the buildings will be designed to respect the scale and style of the buildings on the Property and within the surrounding Machine Shop Tillage neighborhood. Please refer to the attached architectural renderings and elevations for additional detail. TRAFFIC/PARKING a. The location and number of curb cuts shall be minimized to reduce turning movements, and hazardous exits and entrances. No new curb cuts will be created as a result of the Project. Existing curb cuts will be used to access parking on the Property. b. Provision for access to adjoining properties shall be provided as appropriate. Site Plan Review Memorandum -- Planning Board Given that the project involves improvements to the existing Property, there would be no opportunity for common access for adjacent properties. C. Driveways shall be located opposite each other wherever possible. Existing driveways are proposed to remain as is. d. Joint access driveways between adjoining properties shall be encouraged. Given that the project involves improvements to the existing Property, there would be no opportunity for joint access driveways for adjacent properties. e. Internal circulation and egress shall provide for traffic safety, and access to and from minor streets servicing one family dwellings shall be minimized. Internal circulation has been designed to minimize conflicts between vehicles and pedestrians, all as shown on the Site Plans. SPECIAL PERMIT APPROVAL CRITERIA(Section 10.31) Section 10.31 of the Zoning Bylaw provides that the Planning Board shall not approve any such application for a Special permit unless it finds that in its judgment all the following conditions are met. The following lists the criteria and how these criteria are met. a. The specific site is an appropriate location for such a use, structure or condition. As the property is zoned for mixed use by Special Permit, and the existing structures are underutilized in their current use, the site is an appropriate location for the proposed Project. The site design complements the surrounding uses and provides for sufficient traffic and circulation improvements, as well as sufficient water, sewer and other utilities. b. The use as developed will not adversely affect the neighborhood character. Site Plan Review Memorandum -- Planning Board The Project provides appropriate building,landscaping and screening setback from the adjacent properties. There will be no change in the architectural style of existing buildings, and the use is well suited for its proposed location. C. There will be no nuisance or serious hazard to vehicles or pedestrians. Existing access points to the Property are adequate to serve the proposed uses. d. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. The Project is adequately and appropriately serviced by existing municipal water and other utilities that adequately address the needs of the Project. e. The use is in harmony with the general purpose and intent of this Zoning Bylaw. In addition to the reasons described herein and as shown on the Site Plans and other information submitted as part of this Application, the proposed use is in harmony with the general purpose and intent of this Zoning Bylaw for the following reasons. First, the proposed uses are permitted under the PDD provisions of the Zoning Bylaw subject to Site Plan Review, and will serve to provide a mix of uses consistent with the Towns objectives in the Machine Shop Village area. Second, the proposed uses will further provide for pedestrian amenities to complement the surrounding uses. Third, the Project will enhance the aesthetics of the Property with new streetscape amenities, landscaping and screening. Fourth, the Project will help return a largely vacant and unused property back into productive use, and will provide an important source of new tax revenue to the Town. Fifth,based upon the Applicant's experience with similar facilities, the off-street parking provided is adequate to serve the uses of the property in a safe and effective manner. Lastly, the project, as shown on the Site Plans, will serve to provide additional downtown activity consistent with the Town's efforts to reinvigorate the downtown area. For these reasons, all of the proposed improvements and enhancements noted herein are in harmony with the general purposes and intent of Section 1 ("Purposes") of the North Andover Zoning Bylaw. Site Plan Review Memorandum -- Planning Board V. REQUEST FOR APPROVAL For the above reasons, the Applicant, RCG North Andover Mills LLC respectfully requests that the Planning Board make the required findings and conditions described under Sections 8.3 and 10.31 of the North Andover Zoning Bylaw, and grant the Applicant's request for Site Plan Approval. Sincerely, David teinb reg Manager RCG North Andover Mills LLC Site Plan Review Memorandum -- Planning Board t 3 Exhibit A Existing Conditions Survey N GRANITE I U I I (ITU/ ` LIKE ' BOOK 766 p,257 pp\O� 15 CRASSIGRAM A.ANNSON ODOES PLANTER I 11.747 BLDG.HEIGHT-57.8' CRASS o _A"53c I GRASS '+' oola C� ^ ~ ---�- -- - --- C ZONE GB !2.78'J , 7X I _ 781 22' /IIID txlP r I / seGl p ELM STREET :%� ® -- -_-__ POUND S'� NIT° OF" i14r HIGH STREET I I � CaNQNAL( s ------ ��Y►10- wA1K (PAVED PIUNJC R.O.W.-so•WIDE) ® / HIGH STREET Y45'45'E ® a45 R=100.00 (PAVED PUBOe RM.W.-50•twoq P.O.B. - PARCEL ONE 1 h 8.12 tate' 4a ""v", j A 5 Y45' L=65.44 i' P pR t 9GR - /' .$ Tan=33.94 1 629_ +10 tY Bid NGT.-t5 ; .; fNpt Dslfa=3T29'41' 1. LOCUS PARCELS SHOWN HEREON ARE LOCATED WITHIN FLOOD ST nc7'- - - - - 4�/ f SIO-63 R ••:.'. /l y(/ / / ZONES"X°(AREA OF MINIMAL FLOODING)AND AE-(AREAS OF eLDC.HEK;FIT=70' 7.4' S4• '�?Y`v! - 100 YEAR FLOODS)AS SHOWN ON F.E.MA.FLOOD INSURANCE N OCU cs I t �•� - 5 `v SETBACK • +6.' 'BRIC4.�` i ry; r hh„ ^^!1«" L=51.91 - I. RATE MAP FOR COMMUNITY PANEL NO. 250098 0003 C.WITH z y-CONa LINE Y 15,7 ''. '.'✓ ¢/ ¢ r, ^I Tan=26.55 /• AN EFFECTIVE DATE OF JUNE 2, 1993. ,•, �, A / a/ SBDH Delta=29.44'32' q0H ryGRASS MULTILEVEL BRICK 45 ;•' ': / FOUND i 2. THE LOCATION OF ALL UNDERGROUND UTILITIES SHOWN ON THIS LS i _ MULTILEVEL WOOD _m +•4 .,.:.1 / y p ' j PLAN ARE APPROXIMATE ONLY AND ARE RASED UPON A FIELDc' g3 BLDG. AREA=59,001 SQ.FT,t 20 / 'r 29 98' P.O.B. SURVEY AND A COMPILATION OF AVAILABLE PLANS OF RECORD q�f 2.0 9 & BRICK S � , Lo' ,, 3U ` PARCEL TWO / 57•s'''3 BLDG. AREA= or ® � '. •':' / ,N46 3714V ♦ N� g; FROM THE VARIOUS UTILITY COMPANIES. NEITHER WARRANTY NOR . t LINE IS to 4I•. ,., / ?.--.(�r \ ♦ o ,�// p GUARANTEE OF THE INFORMATION iS PROVIDED.THE CONTRACTOR a +t, 0 36,337 SQ.FT.t ry / iPa, / SHALL VERIFY THE LOCATIONS OF ALL.UTILITIES BY CONTACTING GRASSAREA7 i rr GRASS ® �, O, ' THE RESPECTIVE UTILITY COMPANIES AND'DIG-SAFE' LOCHS Ma INGT:"na M t�iu sosu tl /h ,,r N; N/O (1-888-344-7233). NOT TO SCALE p I �O , 313'\ •3,4- ,yA :✓ M PROPERTY LINE 200 5' '?o BR.CONa 4- TONS 23Y A4FL ER . IGT,- ® 74/.•.•:'•� '/ ,,/:.::I \ \♦ i ... < l:'r O 1100D oEi•( d__ 40.6• !.,: , 2xua N o ® �.� ; : :'^,l ' a RECORD LEGAL DESCRIPTION J �z a 7t NCT_36• PAa • �D _x a as fox® �p�: 1�J¢ t 5`$� LEGEND 97.9' 'rGB u. "' ® l '.•.• :•� ! .:N.'• ♦ A........... ..STATION MARK CM r •• / ♦ (J3 Those cehain parcels of land,together with the improvements thereon, r ••, ;,;, pP p saw•-CONCRETE BOUND WITH DRILL HOLE situated in North Mdover,Essex County,Massachusetts and shown on plan of pear .........STONE BOUND WITH LEAD PIN DIAIPSiER U CP. �:•7 �/ ?? ;' \♦ ' 8O land entitled 'Plan of Land'n NorthAndover, Massachusetts Prepared for The o P.••••••......•........ --- ••••-• -IRON PIN MH GRASS r�'t SYY I I' 44 i Davis end Furber Machine Go.,Inc.dated ApNI 22, 1981,prepared by 01............................ELECTRIC METER 1315' O zvm ••}/ % 30W Pembroke Land Survey Co., recorded with the Essex Northern District Registry OaN.............•-••..•-............GAS METER •<'^ ••.� of Deeds as Plan Numbers 9277 and 9278 of 1983 bounded and described o is..................................GAS GATE ...... . . . HYDRANTVol as follows. ......................... LIGHT POLE \ ♦ •C� Parcel One NORTHWESTERLY by High Street, 789.12 feet;NORTHEASTERLY by .-fE.•.....•....•......LIGHT POLE(OVERHEAD) r� SwlcEwer i ee• / / ♦ �� land shown on o- - said plan as of Boston and Maine Corporation, 1091.01 feet; - • ....•..••.........-•.••.......UTILITY POLE i/ % B �` ♦ y SOUTHEASTERLY by land formerly of Davis and Furber Machine Company,shown IMS......................•...••••••CATCH BASIN ,,� \ on said plan as owners known,70.00 feet;.NORTHEASTERLY by some and by OM+................................... .MANHOLE t2.m - r •,•:' ,[ % ♦ land now or formerly of Village Land Company,by a curved line running 0..-•.•..••..--.•.• •........ .DRAIN MANHOLE \ f yfn`�RF rr r i /\ ♦ �r through the brook flowing from the Mill Pond as shown on said plan, m...........................ELECTRIC MANHOLE � r R -° 35 sE79AOc/ y measuring 173.00 feet,more or less;SOUTHEASTERLY by said land now or ®-"""'^""""'..........SEWER MANHOLE y I " LINE formerly of Village Land Company, by two lines measuring,respectively,45.00 m.........................TELEPHONE MANHOLE L. jV� -. � •'. y /. / feet, more or less,and 28.60 feet;SOUTHWESTERLY by same,by curved line �...................•------•••LANDSCAPED AREA ♦- FaIIIaD r............................BITUMINOUS BERM /^yo running pam9el to and 75.00 feet from the centerline of said brook W...................BITUMINOUS CONCRETE 528'O6'S1"W \ ^ `J % ;w5•�� t SOUTHEASTERLY by same,83.00 feet;SOUTHWESTERLY by land shown on said O caxc.....................................CONCRETE Ian Gui uizian 80.00 feet;SOUTHEASTERLY b said land of Gui uizian SETBACK - S ro % E /7 e' P as of 9 Y 9 43.00' ' I MH • � ///'g/ \ and by land shown on said plan as of George, 173.00feet;SOUTHWESTERLY os""' .-' """"" CONCRETE CURB LINE PARCE7.ONR "S r <v / 51381' / S0 a••...............................GRANITE CURB MALL pub �q by lands shown T said plan as of Swaney, Mambe 7.29 Torrisf and Main, Sao' TOTAL OR - 588,280 M N�`N1W" t e'a ar - -.6'HIGH CHAIN LINK FENCE A r Q I a, e$1 I 273.20 feet;SOUTHEASTERLY by said land of Main,27.29 feet; SOUTHWESTERLY N R Sq.1T1'.# OR lS.50 ACRES# \S$� A�- :1E d"• y'' dt•,w♦a' by said lend of Main and by land shown oh said plan as of Petrow and """"'"""'.---"""""'...MEASURED 4 S / .:..at r e�• i y c ^ �..................................WATT RECORD �+aIGA e $ (, ♦tp \ Eldredge, 220.00 feet;SOUTHEASTERLY by said land of Eldredge, 43.00 feet: •................................WATER METER 'N7 t GRAM •�h y7/ `•R" y0 ♦• t SOUTHWESTERLY by Water Street, 421,05 feet;Containing 13.5 acres of land ELDRIDG9A P-14 11es,Br O aAr C! % � r\\ � Acv --•�•••-•-• REINFORCED CONC.PIPE / a3" / Sid:F w m\ occord(ng to said plan,together with such right to use a driveway as is a { _ 0............................MONITORING WELL ^�- �•\. , A^ w, '-i;' ` t5' •p\sy appurtenant thereto as reserved four.certain deeds recorded with said -...... ¢ U/ t: I sE79ACN J:♦ ��' P aw.............. OVERHEAD WIRES z r3" .fie :..:: 4 •¢f � ♦1n Deeds in respectively, Book 1197,Page 295;Book 1207, Page 742;Book �'(� y Q / 1227, Page 268;and Book 123,Page 53,and as shown on a plan recorded w o I 1 �,f• /U g Q s\�pp{iD 70 �, •p with said Deeds as Plan No.6591. N7F $ I % - fO/ /' \ 4}' 1.� Parcel Two NORTHWESTERLY AND NORTHERLY by Prescott.Street, by two lines I VANo MILL POND % A Wy �♦ / measuring, respectively 155.42 feet and 213.45 feet; PLAN REFERENCES PEIRgyA' F /- EASTERLY by land shown on said plan as of Waldred, 145.00 feet;NORTHERLY i IL1199 P.T99 / 40-g \t``��• / w by said land of WaWred and by land shown on said plan as of Redden,by $ r / V ♦tn two lines measuring, respectively,85.05 feet and 99.94 feet; EASTERLY by land i.A PIAN ENTITLED: `TITLE SURVEY NORTH fes__ 2729 shown on said plan as of Carse,73.07 feet;NORTHERLY by said land of ANDOVER MILLS REALTY LIMITED PARTNERSHIP Carse, 131.88 feet;SOUTHEASTERLY by land shown on said plan as of NORTH ANDOVER,MASSACHUSETTS DATED: SY8,0 P j / % Chickering Associates,543.17 feet SOUTHWESTERLY by land shown on said plan JUNE 27, 1985,REVISED:OCTOBER 6; 1997, ' 7'38 W �Q I p�txr:Mt.TIFO �3drf, '' as of Boston and Maine Corporation, 728.25 feet;NORTHWESTERLY by said SCALE: T-=40',PREPARED BY:PEMBROKE N{f ' I / I / TOTAL ARRA= 894,225 y'b land of Boston and Mauro Corporation,29.98 feet;SOUTHWESTERLY by said '1AK A�RM'ov ) i '1• (AND SURVEY CO.,SALEM N.H. P111Ai- Sq.FT.# OR 5.98 ACRESf SO$/ �R1,. fond of Boston and Maine Corporation, 102.10 feet:and NORTHWESTERLY by the intersection on the side lines of High Street and Prescott Street,by �- /- \ ♦ He'd" curved line measuring 51.91 feet;Containing 5.377 acres of land according to 2.A PLAN ENTITLED:"TITLE SURVEY NORTH ♦ said len. ANDOVER MILLS REALTY LIMITED PARTNERSHIP - P / ' U / %- Zry NORTH ANDOVER,MASSACHUSETTS,DATED: N/P j 0 ' / A / '�.� /rr GRASS 3tl 5EiBAa( \r\ Poroel Three The premises shown as Section No. 1 and Section No. 14 JULY 3, 1985,REVISED:OCTOBER 6, 1997, RA1MORp t 7rpgg r>y "" , / / /�-- - TINE �`AiT♦ between Station 985+40.5 and Station No.1004+81.0,on a plan entitled SCALE: 1"=40',PREPARED BY:PEMBROKE i ( 1292 P.31g �7 �T I \ A / is°�,r % dm„e•, -Right of Way and Track Map-Boston and Maine Railroad"dated June 30, LAND SURVEY CO.,SALEM N.H. 45 J �- -- -- - - - ,\f 1914, revised to February 1, 1966, prepared by the Office of Valuation y.f SETBACK % �'+t' ♦♦ Engineers.Boston,Massachusetts(the "Railroad Plan"). 3.A PLAN ENTITLED: ""RIGHT OF WAY AND 8986'. r ZONE I-5 ONE TRACK MAP- BOSTON AND MAINE R.R. GRASS - - +1543,}7• Together with easement rights as contained in that certain Parking Easement ZONE R-4 - and p OPERATED BY THE BOSTON AND MANE R.R. NTP ' f ZONE R-5� S23'15'52"W Operating Agreement by and between NAM Partners Limited Partnership Ryµ Vis' o / / - ZONE R-5 \ and North Andover High Street Limited Partnership dated June 30,2000 and STATION 975+20 TO 1010+0-DATED JUNE 30, °i' 4 �: �I PARCEL TILER 1914,REVISED TO FEBRUARY 1, 1966,SCALE: BODK ion Goss I FLOOD / h - recorded with said Deeds in Book 5791,PdgeL" N ,•i ZONE X 1'/23+1 (SE OF HIGH sT.l \2 1 IN.OF VALUATIONPREPA ENGINEERS, OSTONRED BY THE �CE I aI/ AREA= 72,161 Sq,FT.# OR N� �O MASSACHUSETTS. 1 l SETBACK j -#,/** 1.66 ACRES# MEABow VIEW OONDWNION -- ' LUNE FLOOD \ ZONE AE \ N/��/ am 1527.PM ZONE X / ♦s�x N� sr L BOOK 1207 zr 1 '1S / // _ SETBACK 4V i / ` PAGE 1 OF 2 TINE i , Certification �-- -1�773.00. 1 % PARKING REQUIREMENTS ZONING DATA S30•'3 p6 W -�- \ 1 I /> I¢ To Wells Fargo Bank, National Association; RCG North Andover Mills LLC; and �Y - taE05+ N� 1 GATE A i ��WW CONGREGATE HOUSING: DISTRICT"R4" DISTRICT "IS" PROVIDED Chicago Title Insurance Company: \ O �T �j C O N ' FWT BRIDGE 0.75 SPACES PER DWELLING UNI This is to certify that this map or plat and the survey on which it is based t! 1, dard tail BDa'(St230 IBoaK3+.NpsIwJJJo L I �� A/ IMIN M LOT MIN MUM LOT LOT AREA were mode in MULTI FAMILY RESIDENCE: AREA REQUIRED: AREA REQUIRED: PROVIDED: ALTA/AGSM Land TdleoSurveysnce h"thejointly lestablished nimum nand adeopted byALTARequirements Engineers, Scientists Io 2 SPACES PER DWELLING UNIT, 1 SPACE PER 72,500 S.F. 50.000 S.F. 72,151 S.F.t NSPS in 2005, and includes Items 1-4, 6, 7(a), 7b(1)(2),7c, 8-10, 11(a), & Land Surveyors -� -�_ / I S•\. `r DWELLING UNIT FOR ELDERLY HOUSING 13, & 14 of Table A thereof. Pursuant to the Accuracy Standards as 4 First Street-Bridge Ater,Massachusetts 02324 173'1 ALONG ado ted b ALTA and NSPS and in effect on the date of this certification, ,t 7� -�_- r MINIMUM LOT MINIMUM LOT LOT e y Telephone:(508)697-3191 Toll froe:(000)548-3355 Facsimile:(SOLI)697-940 CLARI'N CENTSgqLL11NE OFFICES: FRONTAGE REQUIRED: FRONTAGE REQUIRED: FRONTAGE PROVIDED: undersigned further certifies that n al professional opinion, as a land --�__ DQ�j l -���•-.:�Z_O orf/TK 1 SPACE PER 300 SQUARE FEET OF GROSS - surveyor registered;n the Commonwealth of Massachusetts,the Relative --� STREET I S3rYis-,0 {y��O I-:S _JJ r CHORD/TIE LINE: FLOOR AREA 100 FEET 150 FEET 122.96 FELT!. Positional Accuracy of this survey does not exceed that which is specified ALTA/ACSM LAND TITLE SURVEY -� NSF �1 '' R-4r" _ S5 29'00"E therein. CHARLES a RuccA I 1 18' WAREHOUSING, DISTRIBUTING MINIMUM SETBACKS: MINIMUM SETBACKS: PROVIDED SETBACKS: \`) rte• N 75'# FRO 12ft,Pa5z / t 1 ' ' , w/ 1 SPACE PER 500 SQUARE FEET OF GROSS FRONT 30 FEET- FRONT 30 FEET FRONT 0.45 FEET --7 po or Mq FLOOR AREA /'�` S-. .f..1 i COFTBROOK I / �/� SIDE 15 FEET SIDE 20 FEET'` SIDE 34.44 FEET c ono J r �p� WATER S T. 8C HIGH S T 11'' '� ��t''W' �'e"' 7f:NTHY G TOTAL PARKING PROVIDED: Tim thy S. Bodah. z s NORTH ANDOVER, M A � / CHORD/TIE LINE: I l l ,�W/Ce7 7,006 REGULAR SPACES PLUS 12 HANDICAPPED REAR 30 FEET REAR 30 FEET" REAR 46.11 FELT Registration No. 46110 gitp Qv , N52'31'31'W PACES FOR A TOTAL OF 1,018 PARKING SPACES Within the Commonwealth of MA J r" ss 'FQ y S 86. % I A �' O MAXIMUM BUILDING MAXIMUM BUILDING BUILDING HEIGHT 94.84' 48.5)��O 1 / N (INCLUDES SPACES PARCEL THREE ON BOTH HEIGHT ALLOWED: HEIGHT ALLOWED- PROVIDED: Date of Survey: December 18, 2006 Opo sBevE+o �' �• /' w�}- Oy. / SIDES OFF HIGH STREET.) - Date of Last Revision:January 8, 2007 GUY p, 35 FEET 55 FEET 70 FEET t PREPARED FOR. �Q ALtNDap Wj 3s a1j.00„W j RCG LLC / > +15 FEET WHEN ABUTTING A RESIDENTIAL DISTRICT. 60- 0 60' 120' SCALE DATE ACRD FILE JOB NO. % a4 FRONT SETBACK MAY BE THE AVERAGE OF ALL SETBACKS OF DWELLING UNITS WITHIN 250 scnLE IN FEET 1••=60' 01/08/07 1906 1906 FEET OF PROPERTY. SCHEDULE B SECTION2� �a RECORD LEGAL DESCRIPTION .a � �\J. (N11 OLF HIGHR ST.) 6.Agreement by and between George L. Davit et at,and Eastern Railroad , /� / �F AREA= 92,231 SQ.F-f.t 01 Those certain parcels of land,together With the improvements thereon, Company dated March 22, 1882,recorded with the Essex North Registry of i 2.12 ACRESt situated in North Andover.Essex County,Massachusetts and shown on.plan of Deeds in Book 73,Page 3,and right of way granted from Davis and Furber \/ R/F land entitled "Plan of Land in North Andover,Massachusetts Prepared for The Machine Company to Eastern Railroad Company pursuant thereto by instrument / / / I SERMCE 6OI)IOCa Davis and Furber Machine Co.,Inc.dated April 22, 1981, prepared by dated June 26, 1883, recorded in Book 72, Page 185 end shown on plan f / �' Pembroke Land Survey Co.,recorded with the Essex Northern District Registry dated September 28, 1881, recorded as Plan No.067 in Book73, Page 600. i P - of Deeds as Plan Numbers 9277 and 9278 of 1983 bounded and described Comment: Right of.way is plotted as Parcel 3 hereon. / a Ma0o5 �r� as follows: 7.Grant of Easement by and between M.T.Stevens and Sons Company and1:.- the Inhabitants of the Town of North Andover with respect to water rights a - Pamel One NORTHWESTERLY by High Street,789.12 feet;NORTHEASTERLY by dated September 1, 1925,recorded in Book 515, Page 465. land shown on said plan as of Boston and Maine Corporation, 1091.01 feet; Comment:Concerns water rights-not plottable. % a�/ SOUTHEASTERLY by land formerly of Davis and Furber Machine Company, shown 8.Grant and Agreement by and between Davis and Furber Machine Company �* /� `":E% 'i_i>3 / on said plan as owners known, 70.00 feet;NORTHEASTERLY by same and by and the Inhabitants of the Town of North Andover with respect to water rights, $i / / " �:�::�:' � land now or formerly of Village Land Company,by a curved line running dated September 8, 1925, recorded in Book 575, Page 503. through the brook flowing from the Mill Pond as shown on said plan, Comment:Ooes not affect the subject property. / �f:i' °`iiX`f1i'-`'s;✓ measuring 173.00 feet,more or less;SOUTHEASTERLY by said land now or 9. Easement for guy wire granted from Davis and Furber Machine Company to formerly of Village Land Company,by two lines measuring,respectively, 45.00 Lawrence Electric Company by instrument dated October 5, 1956, recorded in feet, more or less,and 28.60 feet;SOUTHWESTERLY by some,by curved line - r' Book 845,Page 304,affecting only the building located at the comer of High #�O -- sE1eA�ac /� running parallel to and 75.00 feet from the centerline of said brook; end Water Streets,as shown on the As-Built plan. `>`'J LIRESOUTHEASTERLY by some,83.00 feet;SOUTHWESTERLY by land shown on said Comment:Guy wire not in existence at time of survey. As-Built not provided �' /. pF H9� plan as of Guiguizian, 80.00 feet;SOUTHEASTERLY by said land of Guiguizian 16 to surveyor. Not plotted M / / ::; � NOR1H DOOERNJr HIGH STREET % PLµ and by land shown on said plan as of George, 173.00 feet;SOUTHWESTERLY " Such right of water privileges,if any,am extant by virtue of provisions / :i UM1EU PAR11I RSHW try lands shown on said pian as of Swnsey,Chombedand,Torrisi and Main, Is forth in deed from Newton P. Frye to Davis and Furber Machine Company i / -'"• Jr. / o 273.20 feet;SOUTHEASTERLY by said land of Main,27.29 feet; SOUTHWESTERLY dated July 10, 1900,recorded in Book 179,Page 9. j .` •. DEM s y try said land of Main and by land shown on said plan ce of Petrow and Comment: Rights concerning Mill Pond. Mill Pond at the subject parcel is ! / ELEC'R11C EASOffNT GJ;/ n Eldredge, 220.00 feet;SOUTHEASTERLY by said land of Eldredge,43.00 feet; plotted. + __`: (DOTIED Al" ,ti/ Ja' SOUTHWESTERLY by Water Street,421.05 feet;Containing 13.5 acres of land 12.Such riparian and water rights of others are extent by low,grant, or according to said plan,together with such right touse a driveway as is a prescription in and with respect to the water courses affecting sold premises. ,E / SEMER E190EHT / appurtenant thereto as reserved In four certain deeds recorded with said t Will Pond is plotted. / 91E PIAN 2422-52 O�•, Deeds in respectively, Book 1197, Page 295;Book 1207,Page 142; Book d 13. Fights of the Town of North Andover and others in and with respect to / / (/-; N/p 1227. Page 268;anBook 123,Page 53,and as shown on a plan recorded Perley Road, High Street,Prescott Street, Elm Street and Water Street abutting / J Ej?p'�... ., j with said Deeds as Plan No. 659E said premises,including utility easement therein. // / , Comment:Said roads and streets are shown hereon. Parcel Two NORTHWESTERLY AND NORTHERLY by Prescott Street,by two lines 15.Temporary Grant of Easement from North Andover Mills Real to f o4` 7 ` measuring, land respectively on s feet and 21f W feet; P ry b / fi Massachusetts Electric Company dated September 13, 1989 recorded in Book EASTERLY by loud shown on said plan as of Waldred, 145.00 feet:NORTHERLY 3007,Page 284 as shown on the Survey. r / e> by said land of Waldred and by land shown on said plan as of Redden, by Comment Plotted as dotted area. Also includes all of Parcel Three. �? MASS two fines measuring, respectively,85.05 feet and 99.94 feet;EASTERLY by land 18.Terms and provisions of Parking Easement and Operating Agreement,doted "v'7�J, ��' a ° ; shown on said pian as of Corse, 73.07 feet; NORTHERLY by said loud of " June 30, 2000,recorded with said Deeds, Book 5791,Page 1. / y�^��. z Carse. 131.88 feet; SOUTHEASTERLY by land shown on said plan as of Comment:Concerns right in Parking Facility Area,Access Drives, and ball field ' Chickering Associates, 543.17 feet SOUTHWESTERLY by land shown on said plan as shown on plan comprising Exhibit"C". Said plan not provided. Sall field ply 1011.K&Ty MOST I/' / a`��%• / ,-.. as of Boston and Maine Corporation,728,25 feat; NORTHWESTERLY by said is non-locus. Parking Facility and Parking area as located on the subject WWRINl CMM land of Boston and Maine Corporation, 29.98 feet;SOUTHWESTERLY by said parcel is plotted hereon. land of Boston and Maine Corporation, 102.10 feet; and NORTHWESTERLY by 20.Terms and provisions of Easement and Agreement between Boston& \ / the intersection an the side lines of High Street and Prescott Street,by Maine Corporation and North Andover Mills Realty, dated April 30, 1985 and •\ / �t / / / curved line measuring 51.91 feet;Containing 5.377 acres of land according to recorded in Book 1993,Page 73. /' io• /:v %- said plan. Comment: Easement is within the entirety of Parcel Three. Plotted, P parcel Three The remises shown as Section No. t and Section No, 14 21. Easement for sewer lime by Boston and Maine Corporation to Town of North Andover dated August 3, 1923 and recorded in Book 484, Page 203 /l / /� .t.' between Station 985+40.5 and Station NO.1004+eta,on a plan entitled (affects appurtenant easement parcel in Book 1993,Page 93). - / / / "Right of Way and Track Map-Boston and Maine Railroad"dated June 30, / - 1914,revised to February 1, 1966, prepared by the Office of Valuation C2.=nde: plan called for in document not supplied. Not plotted. �_.�- ' � / / ;. j i - Engineers, Boston, Massachusetts(the Railroad Plan'. 22. Indenture of agreement by and between Boston and Mona Corporation and \ 3aH6• / ti / r^/ Together with easement rights as contained in that certain Parking Easement Davis and Furber Machine Company doted November 8, 1906,recorded in gNi § 7.-- \ /- 4i-6 4Z��L' i�.• and Operating Agreement by and between WW Partners Limited Partnership Boge 23;, Page 237(affects appurtenant easement parcel in Book 1993, 13 /' Q.^a and North Andover High Street Limited Partnership dated June 30,2000 and Poe 73. a �_'y�/ �r .\ // „/ recorded with said Deeds in Book 5791,Paget. Comment: 56.25'wide Boston&Maine loading easement. Plotted. +CzS All other Section 2 Items are non-survey related. • 1 g �' / _ -_ ko, ar.coNc. W.Colic ` a � Rb7BNrlON - \"- a.aEa NK FEr LINE s1E s tw11c wux f . i FFT t 35 SETBACK UNE e PAGE 2 OF 2 _S Ere 1 -I ;- SBDH PSr�gE .01"' -FOUND C O N E C O .WAu( a2r454 ------ -'---- © HIGH STREET / >>P\\]] y "'` "�'� Engineers, Scientists au' d' R=100.00 (PAVED PU13UC R.O.W.-50'WIDE) / taP� 1%SOF , & Land Surveyors 2*45.4 L=65.44 � 4 Fret Street-Bridg -ter,Massachusetts 02324 HGT=15, ,21,E / Tan=33.94 / TIIp711>" Telephone:(506)697-3191 Toll free:(BOD)548-3355 Facsimile:(508)697-940C PON,�5. 15,Y ./A/,':.�5•q:fi.;.:.�.j ¢// /_,/ ;r� Delta=37'29'41" SO ;' 1 =100' rAa�LH a ss ' � ALTA/AGSM LAND TITLE SURVEY BRI URVEYBRI L=51.91 Tan=26.565 ' a 8 FOUND5mH Delta=29'44'32 $ WATER ST. HIGH ST o�� ,d '::: ,-. � 2996 P.D.B, - NORTH ANDOVER, MA 2.4' .ylz / r N46'a8'27"E ,e PARCEL TWO u� PREPARED FOR: RCG LLC SCALE DATE ACAD FILE JOB NO. 1"=60' 01/08/07 1906 1906 t Exhibit B Deed t3 1--, 2 4- 2 97 Upon recording,return to: Marjie C. Nealon,Esq. Bilzin Sumberg Baena Price&Axelrod LLP 200 South Biscayne Boulevard Suite 2500 Miami, FL 33131 QUITCLALDEED FUCMS 2000-C2 ANDOVER MILLS, LLC, a Delaware limited liability company, whose address is c/o LNR Partners, Inc., 1601 Washington Avenue, Suite 700, Miami Beach, Florida 33139, for consideration of Nine Million and No/100 U.S. Dollars ($9,000,000-00) paid, grants to RCG NORTH ANDOVER MILLS LLC, a Massachusetts limited liability company, whose address is 17 Ivaloo Street, Suite 100, Somerville, Massachusetts 02143, with quitclaim covenants, the land described on the attached Exhibit A. WITNESS our hand and seal this day of January, 2007. FUCMS 2000-C2 ANDOVER MILLS, LLC, a Delaware limited liability company By: LNR Massachusetts Partners, Inc., a Massachusetts corporation, its manager By: (SEAL) Name: Steven IJ.-Ferreira Title: Vice President CF By: et Jor r et Name: M 4 Title: Treasurer [NOTARY ON THE FOLLOWING PAGE] Return to:Beth Harrington CHICAGO"TITLE INSURANCE COMPANY 75 Federal Street,4th Floor Boston,Massachusetts 02110 (617)210-0750 NIIA141 1244461.1 7249626275 MASSACHUSETTS STATE EXCISE' T(iX Essex North Resistrn STATE OF FLORIDA fate: "!1_24-2007 & 12:36po CCtyl1y": 1-75 (y tt .{SAT• 1. !e� Vol_T: 26 S$. Fee: $41040-00 Cions: grCN.lt1,i)trCt„t;trl COUNTY OF MIAMI-DADE ) On this day of January, 2007 before me personally appeared ared Steven D. Ferreira who being g by me duly sworn, did say that he is the Vice President of LNR Massachusetts Partners, Inc., a Massachusetts corporation, and acknowledged such instrument to be his free act and deed on behalf of said corporation as manager of FUCMS 2000-C2 ANDOVER MILLS,LLC, a Delaware limited liability company. He is personally known to me or presented a Florida driver's license as identification. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year last above written. DANIKA R.NOTAR NOIMy PuWlc-State of ilodda � iW Com rAmim Eon Nar 27,2010 Notary Public Commission r DD 617902 My Commission Expires: 8o"ded 7ko*NftW NahryAW. 1112 71/V STATE OF FLORIDA ) ) SS.: COUNTY OF MIAMI- DADE ) On this 17thday of January, 2007, before me personally appeared Margaret Jordan, who, being by me duly sworn, did say that she is the Treasurer of LNR Massachusetts Partners, Inc., a Massachusetts corporation, and acknowledged such instrument to be her free act and deed on behalf of said corporation as manager of FUCMS 2000-C2 ANDOVER MILLS, LLC, a Delaware limited liability company. She is personally known to me or presented a Florida driver's license as identification. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year last above written. � •��,,, DANIMR.NOTAR ,4 G� Notary PuMio-State of FWds Notary Public MyComrtissio"ExpknNow 27,2010 CommissWn/DD 617902 My Commission Expires: � "''0•stoolt.� Scolded Through NWWW Notary AW. MIAMI 1244461.1 724962627 5 2 EXHIBIT A LEGAL DESCRIPTION ' -o�tala parcels of land, ' And4ver,13ssox Cores 1e with faTWvrWts tharroa,actuated in 1�cjh t5'. hus=s and tbnwn un,pitta cf Iand entitiod'"Plan ofLand= _' North Bsaex [ �ti tnc,dxt�ed,�Zdi 22 195 10 ' bm���for the Davin and Fwbar Mack3ne��, � Y PembrWw Laud Swvcy.Co.,recnt�ed'%i&1139 " North I'"dct Regi•ofDeads 88 Ptah Numb=9276 tlaroa�t 5279 of 1983 bounder Aad drocrlbe�d as tbIl(rm; YARML OM 3�Tt7A1"Ii��Y-'byMglr 9h=k 789.12 64- NCIR ASx'I .Y:by loci show a on said pIart as of Boston and Muir Corporattart, 1091.01 SOU72MAM RI.Y:by Wad farrmerly of Davis and Farb.buchine Company MOUM on W dd plan 10 of vfflM uab oma,70.01 too; N'OR MTERLY:by to name ad by land how orImmafy of Village Law C'mpagY,by a ourva lfne nmaiq tbx+ough the brook flowing fiam the bo Pond as alta"on said plan,meamiM 173.00 feet, moue or lees; SOUTBEMMMMY:by MW load xiow or tbmerly of Villlal a Land Compa W,by two "A"mosaariD&reepou v+ ly,45.0 feet,more or less,sad 28.60 foot; SOUTUMTBRLY:by the same,by a curved Nate n=bS pushed to snd 73.00 feat 8�nm rias OMW JIM alssld Wool; SOVrMAS"x M'j..by etre 9=*,98.00 feet; SOt 1'1iyVESMLY:by lend shown oz said plan as of Qwjk&�80.00 fact; SOUT MUTERLY:by said laud of GuIpWan and by land shown on said plan as of 0eorg6,173.00 feet; SOUTMVUTEItL.Y:by lands tbovm on Old plea as of swasey,Chamberlaad,Torrid and Main,273.20 fiaet; SOUTHLAFMLY:by said load of Maim,27.29 tact; SOLrt'IMTB1tI.Y.bysaid bad of Main audd byIuA shown on said plan as of Petrow ad Eldredge,220.00 frit; Sa1Ml lJSUTBRLYt by said laud of Mdradge,49.00 feet;and S'DUMWESTER Y:by Water Strad,421.05 fvL Containing 13.S area of had mma-&M to mM playa,togatba with ouch right to use it driveway as Is%Twtmm Ibmto as reser td in Am catain deeds reow ded with said Deeds in recgeWvelY,Boon 1197,Pape 293;Book 1207,PAe 142;Book 1227,Pago 268;and Book 1230, Page$3,zed as shown cru a p11n mcra*d Wi@t said Doody as Blau Ko.0591, PARCZL TWO NOR.TS WESTERLY AND WMTMMLY.,by hvwo t Street.by two litres moamWug,respoMvely,I53.Q2 Bed imd 213.45 feet; WTMLY: by bud&mm on said plan as of Wal&M,14S.00 feed NOR 11MY by Mead load of Wdred and by load dm"on said plan as of Aoddea,by two ling meysu tS r npecdvety,ss.o3 rw and 99.94; EASTERLY by land s'hvwa on,iia plan of Orae,73.07 feet; MOR771ERLY by said lead of com,131.31 feet; SO'U THBAb-rm L'Y:by load ahown on said plan as of Chickering A+c oautes,543.17 S WTHWW1'ZRLY:by load shown on said plan as of Boston and Maine Ctnpv=iorr, 728.23 feet MKrM BSTa.Y by said land of Boston and Maine Corporation,29,98 fiat; SOU'THW ES MRLY by said h d of Bo3ton and Mine ComoruUogt 10110 fee;and NORTRW sTERI.Y:by the inLa scz-600 of the side lines offfigh Street and Pfeseott Strut,by a cur od Ione mmmubg 31_91 feet,' Contabtin$$.377 acmes of land Ymurdia g to Wd plan. PARCEL THREE 'nm p:wn'mu 61WWn as Sccti=NO-1 and Section No. 14 Utwom Sodas+9$3+44.3 and Sutian 1004+91.6.cw aplm antided"Right of Way and Ttwk-XV-Bomra and U21ne Railroad"dual Inut 30V 1914.MUM to Febnaoy 1, 1966,preParad by ti►e Office of�aluxtiuu �, ',8astcm.Massatlsuactts�(tttt''Railrortd Plrm'� . ti Exhibit C Preliminary Plan Approval O`NO o714OE IV'10 C * - -9 Pik - '` O1�24 4- TED i ssAC US�� t ORTtl{ 1Y S PLANNING DEPAR*&tiI`E1'i5E Community Development Division RCG North Andover Mills, LLC. 17 Ivaloo Street Somerville,MA 02143 August 7, 2007 RE: RCG North Andover Mills,LLC. Preliminary Planned Development District Special Permit At the August 7,2007 Planning Board Meeting, the Planning Board approved the conversion of approximately 35,000 s.f of existing office space to 15,000 s.f of retail space and twenty(20) l- and 2-bedroom apartments. The proposal represents the first phase of a multi-phased mixed-use development referred to as the East Mill, located on 21160 Street (formerly known as One High Street)and designated on the Town Assessor's Map 69, Lot 0001 in the Industrial S Zoning District. The application was submitted by David Steinbergh, RCG North Andover Mills, LLC. on June 15, 2007. North Andover Planning Board. Richard Nardella, Chairman John Simons, Vice Chairman Richard Rowen,regular member Jennifer Kusek, regular member Timothy Seibert,alternate member Town of North Andover,1600 Osgood Street,Bldg.20,Suite 2.36,North Andover,Mossechusetts 01845 Phone 978.688.9535 Fax 978.688.9542 Web www.townofnorthandover.com Findings of Fact The Planning Board makes the following findings relative to this proposed Preliminary punned Development District plan: I. The Preliminary Plan adheres to the standards and requirements indicated in Section 11.3.2 Contents of Preliminary Plan of the Town of North Andover Zoning Bylaw Amended July 10, 2006. a. The Plans sufficiently show the Planned Development Boundaries,north point,date, scale, legend,and title "Preliminary Plan:Planned Development:"the name or names of applicants,and engineer or designer. b. The Plans show the names of all abutters, land uses, and approximate location and width of all adjacent streets. c. The Plans show the existing and proposed lines of streets,ways,easements, and of any public areas within or next to the Planned Development. d. The Plans show the approximate boundary lines of existing and proposed lots with approximate areas and dimensions. e. The Plans show the proposed system of drainage, including adjacent existing natural waterways and the topography of the land in a general manner. € The Plans show the existing and proposed buildings,significant structures and proposed open space in a general manner. g. The Plans show the a description of the neighborhood in which the tract lies,including utilities and other public facilities and the general impact of the proposed PDD upon them. 2. The Preliminary Plan adheres to the standards and requirements indicated in Section 11.4 Minimum Requirements of the Town of North Andover Zoning Bylaw Amended July 10, 2006. a. The project will provide for a mixture and diversity of retail,residential,and other uses which will enhance,the livability and aesthetic qualities of the Machine Shop Village and neighboring downtown areas. Further,the project will promote the efficient use of land while protecting the natural environment. b. The project will utilize existing vehicular entries and exits and on-site parking areas, which will result in no hazard to vehicles and pedestrians. c. Adequate parking facilities exist for the proposed uses as part of the project. d. The project will be located primarily within the existing buildings. As such,there will be no visual impacts,which would be incompatible with the historic nature of the neighborhood. e. The project will have no impact on the natural environment. As the applicant followed the procedures and provided the information required by the Sections 11.3 and 11.4by the Findings of Fact the Planning Board herein APPROVES this application for a PreliminaryPlanned Development District Special Permit. 3. The following materials and plans are included as part of this decision: Town of North Andover,1600 Osgood Street,Bldg.20,Suite 2-36,North Andover,Massachusetts 01845 Phone 978.688.9535 Fax 976.688.9542 Web www.townofnorthandover.com Reports titled: Application for Preliminary Plan Approver'-fbr,.AI I'�`ttrVci� District(PDD) Special Permit l ' ;Plopment Prepared for: RCG North Andover Mills, LLC. 2001 AUGG _g PN 4; 01 17 Ivaloo Street Somerville,MA 02143 f G z;'t1 +a Prepared b R N P CG e3SiS Y� North Andover Mills �'�-� L.+• LLC. �lASSACufi 17 Ivaloo Street Somerville,MA 02143 Dated. June 15, 2007 Appendix: A -J Plan titled: North Andover Mills Prepared for: RCG North Andover Mills, LLC. 17 Ivaloo Street Somerville,MA 02143 Prepared by: Khalsa Design, Inc. 17 IvaIoo Street Somerville,MA 02143 Dated: June 15, 2007 Sheets: A-020, A-103,A-103.5,A-105 cc: Planning Department Town Clerk Building Department Town of North Andover,1600 Osgood Street,Bldg.20,Suite 2-36,North Andover,Massachusetts 01845 Phone 978.688.9535 Fox 978.688.9542 Web www.townofnorthandover.com Exhibit H Retail Space Plans 3 3 3 ..3 _ f '40 5 Ll 3 3 !�y 3�i ❑ 9 LOBBY SAL �F �N Proi.No. 0780400 Dmwing No. EASTMILL BUB- 7r , H ILL 1-1- 1/32"=V-0" N O R +. A N 7 rO V r. R Issued 06-14-07 ASK-01 1 BUILDING 1 303 Congress Street 6th Floor Boston MA 02210 Revised tel:617.423.4252 fax: 617.423.4333 www.burthill.com Work With FIRST FLOOR o@2006 Burt Hill Issued With W7` 3 /b a. OV` 'W" 1 ..� V, ............74 rA \ W .f 1 a� �N r„-17 A.,, f., f� P N Proi.No. 0780400 Drawing No. EASTMILL B U R T H I L L s-le 1/32"=1'-0" N R I, n R Iesaed 06-14-07 ASK-02 BUILDING 1 303 Congress Street 6th Floor Boston MA 02210 Revised tel:617.423.4252 fox:617.423.4333 www.burthill.com Work With SECOND FLOOR ©2006 Burt Hill Issued With Exhibit J Proposed Signage Improvements _O 1 • S i z m x' t � t , 4 r. - k at s y , 3 � 3 am ME FT « fl Ago t = 4 Se 16 06 ol ME; Vp • { s t t W Z $ t _ /wa _ r t a a Design Consultants, Inc. 265 Medford Street Somerville MA 02143 (617) 776-3350 MEMORANDUM DCI JOB NO. 2007-023.05 TO: Town of North Andover 1 Planning Department ocus FROM: David R. Ivany, PE, PTOE Chief Engineer ni SUBJECT: East Mill Phase I Development ; 21 High Street DATE: August 17, 2007 "w This memorandum, prepared at the request of the project proponent, evaluates the traffic condition associated with the proposed East Mill Phase I development in North Andover. The project is located at 21 High Street,which is on the eastern side,just north of the High Street/Water Street intersection. The proposed development will convert a portion of the existing Mill office buildings (currently vacant)to 20 residential condominiums along Water Street and a combined 15,000 gross square footage(GSF)of Retail and Restaurant along the High Street frontage. In support of the proposed commercial use along High Street, associated streetscape improvements along the east side frontage include bulb-outs (6 foot expansion of the sidewalk)that effectively define proposed pedestrian crosswalks and the limits of proposed on-street parking. Access/egress will utilize the existing driveways off of High Street and Water Street. P:\2007 Projects\2007-023 High St No Andover\_Correspondence\Memos\To North Andover Planning Dept 08-10-07.doc 1 Ak I High Street looking north along the Site frontage Roadway Network High Street is a Town-owned,north-south local/collector roadway that extends south as Elm Street from Water to Main Street, and north to Sutton Street, a total distance of approximately 3/a mile. In the vicinity of the site, High Street is 33 feet-wide providing for one travel lane in each direction. Granite curb and cement concrete sidewalks are provided along both sides of the street. No parking is currently posted on both sides of High Street from Water Street to Prescott Street. On street parking(generally no curbing and bituminous sidewalks) is provided to the south(along Elm Street), and along High Street north of Prescott Street. Current average daily traffic is estimated to be 3,000 vehicles per day(Source MHD 2004). The posted speed limit is 30 MPH and stop control exists at the `T' intersections with Main Street and Sutton Street. Water Street is a Town-owned local/collector street traveling west/east from Main Street to High Street and extending east as a local residential street. To the west, granite curb and cement concrete sidewalks with on-street parking are provided along both sides of the 38 foot-wide pavement. Average daily traffic is estimated at 3,700 vehicles per day (Source MHD 2002). East of High Street,curbs and sidewalks are provided on both sides with on-street parking allowed on the south side only for the available 30 feet of road width. The intersection of High Street and Water Street is unsignalized with the eastbound and westbound Water Street approaches controlled by stop sign and painted stop bar. Painted crosswalks are provided for each leg of the intersection except for the east side crossing Water Street. A four-way stop control with upgraded crosswalks and wheelchair ramps P:\2007 Projects\2007-023 High St No Andover\_CorrespondenceWemoffo North Andover Planning Dept 08-10-07.doc 2 meeting ADA requirements has been proposed for future implementation as part of the Town's Master Plan for the area. One concern raised for this proposal has been introduction of stop control for the steep upgrade (10%) for southbound High Street that would potentially affect vehicle operations during icy conditions. This concern will require further review relative to the anticipated cost and benefit in implementing the four-way stop control. t + I I ISI i ii' illi i I� I' I I i i� High Street looking south at Water Street intersection Land use in the vicinity is primarily residential to the south, east and north of the site and commercial to the west towards the Town Center. Tri Generation DCI has estimated vehicle trips that will be generated by the proposed mixed-use development by utilizing trip rates presented in the Institute of Transportation Engineers (ITE) Trip Generator Manual— 7th Edition. The following Tables 1 to 3 identify the established rates and vehicle trips for the proposed residential,restaurant and retail uses respectively. Table 4 represents the sum of the trip generation for the three separate land uses. It should be noted that the peak hour estimates for the restaurant and retail use do not coincide with the peak hours of the adjacent street traffic that typically occur between 7 to 9 AM and 4 to 6 PM. P:\2007 Projects\2007-023 High St No Andover\_Correspondence\Memos\To North Andover Planning Dept 08-10-07.doc 3 Table 1 20 Units Residential Condominium/Townhouse(Land use 230) Vehicle Trips Daily AM Peak Hour PM Peak Hour In- 59 In-2 In-7 Out-59 Out-7 Out-3 Total— 118 Total—9 Total— 10 Table 2 3,000 GSF Quality Restaurant(Land use 93 1) Vehicle Trips Daily AM Peak Hour PM Peak Hour In— 135 In— 14 In— 10 Out- 135 Out-3 Out-5 Total—270 Total— 17 Total— 15 Table 3 12,000 GSF SpecigLty Retail (Land use 814) Vehicle Trips Daily AM Peak Hour PM Peak Hour In—266 In—39 In—34 Out—266 Out—43 Out—26 Total— 532 Total—82 Total—60 Table 4 Total Phase I East Mill Development(Unadjusted) Vehicle Trips Daily AM Peak Hour PM Peak Hour In—460 In—55 In—58 Out—460 Out—53 Out—39 Total—920 Total— 108 Total —97 P:\2007 Projects\2007-023 High St No Andover\_Correspondence\Memos\To North Andover Planning Dept 08-10-07.doc 4 Mixed Use Development ITE studies have documented that the total generation of vehicle trips entering and exiting multi-use sites may be reduced from simply a sum of the individual, discrete trips generated by each land use. The East Mill site with its existing office and proposed retail and residential development will generate internal trips that will be made either by walking or by vehicles entirely on internal roadways or paths without using streets external to the site. Utilizing Tables 7.1 and 7.2 of the ITE Trip Generation Handbook, the daily internal trips were calculated to be approximately 96 trips between the retail and the office or residential uses on the site. This represents an approximate 10.4%reduction in the total vehicle trip generation of 920 vehicles per day identified in Table 4. Pass-by Trips Not all of the traffic attracted to the site will be new traffic on study area roadways. A portion of the vehicle-trips generated by the proposed development will be drawn from the existing traffic streams passing the site in the form of pass-by traffic, or from streets in the vicinity of the site in the form of diverted-link traffic. Pass-by trips are closely linked to the size of the development and to the volume of traffic on the adjacent street that can deliver the pass-by trip. Due to the relatively low traffic volumes on the adjacent streets(less than 4,000 ADT),the East Mill site is not anticipated to experience a significant number of pass-by trips. A pass-by rate of up to 10%would be considered to be appropriate for the retail and restaurant components of site-generated traffic. Trip Generation Summary Based on the above discussion of mixed use and pass-by trips,the Phase I development is estimated to generate approximately 750 vehicles per day onto the surrounding road system. This level of traffic (approximately one vehicle per minute during a peak travel period) is anticipated to have little measurable impact on traffic delays/level of service along High or Water Streets. Parking Required parking for the Phase I site development will be provided by the allocation of 157 available spaces on site as shown on the following Table 5. Total parking available (not allocated to existing usage)is 332 spaces out of a total 1,018 spaces. In addition, proposed High Street Improvements will add on-street parking(27 stalls) in support of the proposed restaurant/retail development. i P:\2007 Projects\2007-023 High St No Andover\ Correspondence\Memos\To North Andover Planning Dept 08-10-07.doc 5 Table 5 East Mill Site Parking—Phase I Proposed Use GFA Parking Spaces 20 Residential Units n/a 40 Restaurant 3,000 45 Retail 12,000 72 Total 157 Proposed High Street Improvements In support of the proposed commercial use along High Street, associated streetscape improvements along the east side frontage include bulb-outs (6 foot expansion of the sidewalk)that effectively define proposed pedestrian crosswalks and the limits of proposed on-street parking. These improvements are shown on the submitted Preliminary Permit Plan for the Phase I Development. The combination of on-street parking, along with the prominent pedestrian crossings will contribute to the overall reduction in vehicle operating speeds along High Street and thereby promote an overall safer traffic condition and more desirable pedestrian environment. It is recommended that the Town of North Andover consider lowering the speed limits along High Street(to 25 MPH)to further support the proposed street improvements. The proposed High Street improvements are limited at this time to maintaining the existing two-way traffic control at the intersection of Water and High Street. The addition of the proposed bulb-out at the northeast corner is consistent with the future implementation of a four-way stop control for the intersection, as proposed in the Town's Master Plan for the area. P:\2007 Projects\2007-023 High St No Andover\_Correspondence\Memos\To North Andover Planning Dept 08-10-07.doc NORTH q 3? �' a.. ,- r• sr, JAN 22 FH 14# 17 �9SSACHUSti��y MAS ,.� , PLANNING DEPARTMENT (ommunity Development Division RCG North Andover Mills,LLC. 17 Ivaloo Street Somerville,MA 02143 January 18, 2008 RE: RCG North Andover Mills,LLC. Phase II-Preliminary Planned Development District Special Permit At its January 15, 2008 meeting,the Planning Board herein approved the second phase of a multi-phased, mixed-use development referred to as the East Mill, located on 21 High Street (formerly known as One High Street) and includes the redevelopment and conversion of 65,000 s.£ of existing buildings to 50 l- and 2-bedroom apartments to be located on the ground floor of Building No. 3A, and upper floors of Buildings 1, IA, 3, 3A, and 32, with an address of 120 Water Street, renovation of 50,000 s.f. of existing space for commercial uses allowed in the Planned Development District, construction of 39-unit residential building located adjacent to the existing mill pond, construction of 98 new one- and two- bedroom residential units proposed to be located on and adjacent to the existing structured parking garage, streetscape and associated improvements to the parking areas and landscaping as shown on the site plans and materials listed below. The parcel is designated on the Town Assessor's Map 69, Lot 0001 with the vast majority of the site located within the Industrial S Zoning District and a small portion of the site located in the Residential 4 Zoning District. The application was submitted by David Steinbergh, RCG North Andover Mills,LLC, on October 19,2007. Findings of Fact The Planning Board makes the following findings relative to this proposed Preliminary Planned Development District plan: 1. On October 2, 2007, the Planning Board previously approved Phase I of the project, which included the renovation of 35,000 s.f. of existing office space to 15,000 s.f. of retail space and twenty (20) 1- and 2-bedroom apartments and streetscape and other improvements (collectively, the "Phase I Project") pursuant to a Planned Development District Special Permit, dated October 12, 2007, recorded with the Essex North District Registry of Deeds in Book 10993, Page 46, as well as a Site Plan Review Special Permit, dated October 12, 2007, and recorded with said Deeds in Book 10993, Page 52. 2. On October 9, 2007, the Applicant filed an application for Preliminary Approval of a Planned Development District pursuant to Section 11.0 of the North Andover Zoning Bylaw for the second phase of the redevelopment project at East Mill,which is proposed to be located on the Property(the "Phase 11 Project"). 1600 Osgood Street,North Andover,Massachusetts 01845 Phone 978.688.9535 Fax 978.688.9542 Web www.townofnorthandover.com 3. The Preliminary Plan adheres to the standards and requirements indicated in Section 11.3.2 Contents of Preliminary Plan of the Town of North Andover Zoning Bylaw Amended July 10,2006. a. The Plans correctly show the Planned Development Boundaries,north point, date, scale, legend, and title 'Preliminary Plan: Planned Development:"the name or names of applicants, and engineer or designer. b. The Plans correctly show the names of all abutters,land uses,and approximate location and width of all adjacent streets. c. The Plans correctly show the existing and proposed lines of streets,ways,easements, and of any public areas within or next to the Planned Development. d. The Plans correctly show the approximate boundary lines of existing and proposed lots with approximate areas and dimensions. e. The Plans correctly show the proposed system of drainage, including adjacent existing natural waterways and the topography of the land in a general manner. f. The Plans correctly show the existing and proposed buildings, significant structures and proposed open space in a general manner. g. The Plans correctly analyze the natural features of the site,including wetlands,floodplains,slopes over 12%, soil conditions, and other related features. h. The Plans correctly show the description of the neighborhood in which the tract lies, including utilities and other public facilities and the general impact of the proposed PDD upon them. 4. The Preliminary Plan adheres to the standards and requirements indicated in Section 11.4 Minimum Requirements of the Town of North Andover Zoning Bylaw Amended July 10,2006. a. The project will provide for a mixture and diversity of retail,residential, and other uses which will enhance,the livability and aesthetic qualities of the Machine Shop Village and neighboring downtown areas. Further,the project will promote the efficient use of land while protecting the natural environment. b. The project will utilize existing vehicular entries and exits and on-site parking areas,which will result in no hazard to vehicles and pedestrians. c. Adequate parking facilities exist for the proposed uses as part of the project. d. The project will be located primarily within the existing buildings. As such,there will be no visual impacts,which would be incompatible with the historic nature of the neighborhood. e. The project will have no impact on the natural environment. 5. On November 26, 1984, the Zoning Board of Appeals issued a Special Permit (the "1984 ZBA Special Permit") under Section 4.1.1(3) of the Zoning Bylaw to permit the extension of the I-S Zoning District into the R-4 Zoning District to permit the construction of a structured parking deck of no more than a total of two levels. Specifically, Condition No. 2 of the 1984 ZBA Special Permit provides that the parking structure"be restricted to no more than a total of two (2) levels (ground level plus one)." The Planning Board finds that this project generally complies with the Town of North Andover Zoning Bylaw requirements listed in Section 11.3 subject to the following conditions. The Planning Board hereby grants an approval to the applicant provided the following conditions are met: General Conditions: 1. While the Planning Board is generally satisfied with the proposed renovations to the existin buildings and related landscaping and parking improvements described as part of the Master Plan for the Phase II Project, the Board has expressed concerns with the exterior architectural design of the proposed 39-unit residential building, as well as the exterior architectural design and layout of the proposed 98-unit residential building. All exterior architectural designs involving Phase lI of this project shall be resolved as part of the definitive plan process. 1600 Osgood Street,North Andover,Massachusetts 01845 Phone 918.688.9535 Fax 918.688.9542 Web www.townofnorthandover.com 2. The Applicant may proceed to file for Definitive Approval of a PDD Special Permit in one or more phases generally based upon the materials and plans described below. For example,the Applicant may decide to apply for an Definitive Approval of a PDD Special Permit for uses proposed within existing buildings, but may decide to defer an application for Definitive Approval of a PDD Special Permit for the 39-unit residential building and/or the 98-unit residential building to a later phase. 3. Should the applicant apply for Definitive Approval of a PDD Special Permit for a particular phase which includes the proposal for the 98-unit residential building to be located on and/or adjacent to the existing structured parking garage, the Applicant shall demonstrate to the satisfaction of the Planning Board that (either through a rezoning, a written determination by the Building Inspector, or otherwise) any existing restrictions on the proposed build out of said residential building, including Special Condition No. 2 of the 1984 ZBA Special Permit are not applicable to said 98-unit building proposed as part of an application for Definitive Approval of a Planned Development District Special Permit. As the applicant followed the procedures and provided the information required by the Sections 11.3 and 11.4 by the Findings of Fact the Planning Board herein APPROVES this application with the exceptions noted in above for a Preliminary Planned Development District Special Permit. 1. The following materials and plans are included as part of this decision: Reports titled: Application for Preliminary Plan Approval for Planned Development District (PDD)Special Permit—Phase II Prepared for: RCG North Andover Mills,LLC. 17 Ivaloo Street Somerville,MA 02143 Prepared by: RCG North Andover Mills,LLC. 17 Ivaloo Street Somerville,MA 02143 Dated: October 19, 2007 Appendix: A-J Plan titled: North Andover Mills Prepared for: RCG North Andover Mills,LLC. 17 Ivaloo Street Somerville,MA 02143 Prepared by: Khalsa Design,Inc. 17 Ivaloo Street Somerville,MA 02143 Dated: June 15,2007 Sheets: A-020,A-103,A-103.5,A-105 Reports titled: Traffic Impact Assessment "East Mill"North Andover,MA November 2007 Prepared for: RCG North Andover Mills,LLC. 17 Ivaloo Street Somerville,MA 02143 Prepared by: Design Consultants,Inc. 265 Medford Street Somerville,MA 02143 1600 Osgood Street,North Andover,Massachusetts 01845 Phone 978.688.9535 Fax 978.688.9542 Web www.townofnorthandover.com Dated: November 2007 cc: Planning Department t Town Clerk Building Department 2,003 JAN 22 piq t 17 �,¢¢gg�Ali� ^i 5AAA 1600 Osgood Street,North Andover,Massachusetts 01845 Phone 978.688.9535 Fax 978.688.9542 Web www.townofnorthandover.com E'RST ?AILL it llk#fl NoikTll A40OVfR January 18,2008 By Hand Richard A. Nardella,Chairman Planning Board Town of North Andover 1600 Osgood Street North Andover,Massachusetts 01845 RE: Application for Definitive Plan Approval for Planned Development District (PDD) Special Permit and Site Plan Review Property: 21 High Street Owner A licant: RCG North Andover Mills LLC Dear Mr: Nardella: Enclosed please find nine (9)copies (stamped by the Town Clerecialk)omit a Definitive Plan Application for Planned DevelopmentDistrict and exhibits. Site Plan Review application, and supporting memoranda These applications represent the second step in the permitting process of Phase II of a proposed multi-phased redevelopment of the mat Milalocate Board at 21 High Street,which received Preliminary Plan Approval on January 16, 2008. Phase 1 of the project included the reio s f 1o 5,00new of vacant office space into new retail uses, the renovation of 20 residential loft apartments, along with proposed street a happlicationd ris for improvements as shown on the attached plans. The attached t portion of the second phase,which we refer to herein as Phase II.A, ad e firs into the ace P ices fifty t off which consists of conversion of 65,000 square feet of vacant P (50) one-and two-bedroom apartments and associated site improvements.. We look forward to working with the Planning Board and Planning Department on this proposed mixed use redevelopment t project.concernsPlease feel free to contact my office at RCG LLC with any questions o Sincerely, r0avld�Xein h, Manager,RCG North Andover Mills LLC RCG NORTH ANDOVER MILLS, LLC Town of North Andover Planning Board Application for Special Permit ^^ i Please type or print clearly. R$'� , 1. Petitioner: RCG North Andover Mills LLC VIAS"'Ayai M 4,J Petitioner's Address: 17 Ivaloo Street, Somerville, MA 02143 Telephone number: 617 625 8315 2. Owners of the Land: RCG North Andover Mills LLC Address: 17 Ivaloo Street, Somerville, MA 02143 Number of years of ownership: One. 3. Year lot was created: 4. Description of Proposed Project: Conversion of 65,000 square feet of existing office space to fifty 1-and 2-bedroom apartments 5. Description of Premises: 235,000 sf of office and research and development space in a series of attached and free-standing brick buildings 6. Address of Property Being Affected:21 High Street Zoning District: I-S Assessors: Map: 069.0 Lot#: 0001-0000.0 Map: 068.0 Lot#: 0010-0000.0 Registry of Deeds: Book#: 10601 Page#: 340 7. Existing Lot: Lot Area(Sq. Ft) 986,867+/- Building Height: Maximum 70 feet Street Frontage: 1,210 feet Side Setbacks:N/A Front Setback: 0-94 feet Rear Setback:N/A Floor Area Ratio: 0.24 Lot Coverage: 0.12 8. Proposed Lot(if applicable):N/A Lot Area(Sq. Ft) Building Height Street Frontage: Side Setbacks: Front Setback: Rear Setback: Floor Area Ratio: Lot Coverage: 9. Required Lot(as required by Zoning Bylaw): Lot Area(Sq. Ft) 60,000 Building Height N/A Street Frontage:N/A Side Setbacks:N/A Front Setback: N/A Rear Setbaek:N/A Floor Area Ratio:N/A Lot Coverage:N/A 10. Existing Building(if applicable): Ground Floor(Sq. Ft.) 114,000+/- #of Floors:3-5 Total Sq. Ft. 235,000+/ Height: Maximum 70 feet Use: Office, R&D Type of Construction Wood frame with Brick 11. Proposed Building:No new buildings proposed Ground Floor(Sq. Ft.) #of Floors: Total Sq. Ft. Height: Use: Type of Construction 12. Has there been a previous application fora Special Permit from the Planning Board on these premises? Yes If so, when and for what type of construction? On October 15, 2007 the Planning, Board approved a PDD S ecial Permit and Site Plan Review Sy ecial Permit for Phase I which consisted of conversion of 35,000 SF of vacant offices ace into 15 000 SF of retail and 20 residential units. 13. Section of Zoning Bylaw that Special Permit is Being Requested: Sections 8.3 and 10.3 14. Petitioner and Landowner signature(s): Every application for a Special Permit shall be made on this form which is the official form of the Planning Board. Every application shall be filed with the Town Clerk's office. It shall be the responsibility of the petitioner to furnish all supporting documentation with this application. The dated copy of this application received by the Town Clerk or Planning Office does not absolve the applicant from this responsibility. The petitioner shall be responsible for all expenses for filing and legal notification. Failure to comply with application requirements,as cited herein and in the Planning Board Rules and Regulations may result in a dismissal by the Planning Board of this application as incomplete. Petitioner's Sign Print or type name here: DavicTSteinbergh Manager RCG North Andover Mills LLC Owner's Signature: Print or type name here: David Steinbergh Manager RCG North Andover Mills LLC 14. Please list title of plans and documents you will be attaching to this application. A. Existing Conditions Survey B. Deed C. Preliminary Plan Approval D. Definitive Plan—Planned Development E. Master Plan—Planned Development F. Unit Plans for Residential Units G. Traffic Impact Study H. Fiscal Impact Study I. Parking Allocation EAST il ' "t I I K G�T" AVI`-'V f 4 January 18,2008 TOWN OF NORTH ANDOVER PLANNING BOARD APPLICANT & OWNER: RCG NORTH ANDOVER MILLS LLC PROPERTY: ASSESSORS MAP 69, LOT I AND MAP 68,LOT 1 21 HIGH STREET,NORTH ANDOVER MEMORANDUM IN SUPPORT OF APPLICATION FOR DEFINITIVE PLAN APPROVAL FOR PLANNED DEVELOPMENT DISTRICT SPECIAL PERMIT (Sections 11 and 10.3 of North Andover Zoning Bylaw) I. INTRODUCTION RCG North Andover Mills LLC is the applicant (the"Applicant") seeking a Definitive Plan Approval of a Planned Development District (PDD) Special Permit for a portion or sub-phase of so-called Phase II ("Phase II.A.") of a multi- phased mixed use development known as East Mill which was approved pursuant to a Preliminary Approval Decision, dated January 16,2008 as further described below. Specifically, the Applicant is the owner of certain real property consisting of 22.65 acres of land, known and numbered as 21 High Street (formerly known as One High Street). The site is located at the corner of High Street and Water Street, and is designated on the Town Assessor's Maps as Map 69, Lot 1 and Map 68, Lot 1 (the "Property'). The Property currently consists of a total of approximately 200,000 square feet of existing office and research and development(R&D) space, with 35,000 square feet previously permitted for conversion to retail, restaurant, and residential uses as part of Phase I. The Property is shown on an Existing Conditions plan attached hereto as Exhibit A (the "Property"). The Owner acquired the Property by deed from FUCMS 2000-C2 Andover Mills, LLC, dated January 22, 2007, recorded with the Essex County North District Registry of Deeds in Book 10601, Page 340. A copy of the Deed is attached hereto as Exhibit B. This Application relates to a so-called Phase II.A. of the proposed redevelopment project for which Preliminary Approval of the PDD Special Permit for Phase II was issued to the Applicant by decision, dated January 16 2008, a copy of which is attached as Exhibit C. The Applicant anticipates additional development as part of the PDD in line with the redevelopment RCG NORTHANDOVERMILLS, LLC Page 1 of 10 JanuaryEAST ,LL I A milli A-4j)�,)Vf I 18 18,2 008 program outlined in the Preliminary PDD Special Permit application for Phase II previously filed with the Board. The portion of the Property on which Phase II.A. is proposed includes existing land and buildings entirely within the Industrial S(I-S) Zoning District, where the proposed uses of the Property are permitted, subject to the issuance of a PDD Special Permit as well as a Site Plan Review Special Permit. II. PROPOSED PROJECT As noted above, the Applicant proposes that Phase II.A. of the proposed project will consist of the following: (a) the renovation and conversion of approximately 65,000 square feet of currently vacant space to a total of fifty (50) residential, loft-style, one-and two-bedroom apartment units located within the second and fourth floors of Building No. 3A, the third and fourth floors of Buildings No. 3, 1A, and 32, and the fourth and fifth floors of Building No. 1. These units will be located to create adjacency with the previously permitted residential units, preserve and support the marketability of the commercial space, and to enhance the mixed use environment of the East Mill project; (b) the expansion of the surface parking lots to add 159 new parking spaces; (c) the addition of landscaping, drainage,and access improvements and the construction of a new drainage culvert and recreational deck at the Mill Pond; and (d) the expansion of allowable uses for any remaining commercial space throughout the site to allow all uses that are allowed in a Planned Development District. The proposed Phase Two Project improvements are shown on the following site plans described below. --A Certified Plot Plan titled "Preliminary Plan- Planned Development" shows the proposed areas of conversion in the existing buildings and proposed site improvements and shall be attached hereto as Exhibit D. -- A Landscaping Plan titled "Master Plan- Planned Development" shall be attached hereto as Exhibit E -- Unit plans for the proposed residential apartments are attached hereto as Exhibit F. RCG NORTH ANDOVER MILLS, LLC Page 2 of 10 EAST 1 r1 _1 IF, M I L L ", . still �� �+�+ A $)()V f � January 18,2008 -- A Traffic Impact Study of the fully phased Planned Development is attached hereto as Exhibit G. -- A copy of the Fiscal Impact Study of the fully phased Planned Development is attached hereto as Exhibit H. -- A Parking Allocation spreadsheet that shows compliance with the Zoning Bylaw is attached hereto as Exhibit I. Collectively,the proposed improvements as described above and as shown on Exhibits D through I shall be referred to as the Project or Phase II.A. III. REQUIRED RELIEF Based upon our preliminary review of the proposed improvements, and after consulting with the Town Planner as well as the Building Inspector, the Applicant has determined, among other things, that a Planned Development District Special Permit will be required to be issued by the Planning Board in accordance with Sections 11 and 10.3 of the Zoning Bylaw of the Town of North Andover, as most recently amended in June, 2007(the"Zoning Bylaw"). Over the course of the last year, the Applicant has met with various Town boards and departments, including the Towns Technical Review Committee (TRC), the Department of Public Works ("DPW"), and with the Building Inspector to discuss the Project._Further,the Applicant met with neighbors to describe the proposed Project and solicit feedback. Comments from the Planning Board members, from the Technical Review process, and from neighbors have resulted in some changes to the Application from the initial Preliminary Plan, including the decision to apply for only the first portion of the approved Phase II Preliminary Plan and the reconfiguration of parking areas to preserve green space. IV. PLANNED DEVELOPMENT DISTRICT SPECIAL PERMIT CRITERIA Section 11 of the Zoning Bylaw establishes the criteria for a Definitive Plan to be reviewed by the Planning Board asart of the Planned Development p p District Special Permit process. Specifically, the Applicant has attached to this Application a set of Plans conforming to the criteria described in Section 11.3. Additionally, Section 11 establishes other criteria for approval, as further described below: RCG_NORTH ANDOVER_MILLS, LLC - - - - -- - Page 3 of 10 EAST II " ' Z I I I! I N Q` '" ``` i)`,)V F January 18,2008 Section 11.4 Minimum Requirements 1. The Project is consistent with the purposes set out in Section 112 Consistent with the objective of the PDD Zoning Bylaw provisions, the Project will provide for a mixture and diversity of retail, residential and other uses which do not detract from, but which will enhance, the livability and aesthetic qualities of the Machine Shop Village and other neighboring downtown areas. As a project that is proposing to utilize existing buildings, the proposal will promote the efficient use of land while protecting natural resources, such as water resources,wetlands, and floodplains. 2. Ingress and egress for traffic flow is designed properly so that there will be no serious hazard to vehicles or pedestrians The Project will utilize existing vehicular entries and exits, as well as on- site parking areas, which will result in no hazard to vehicles and pedestrians. As part of Phase I of the Project,the Applicant incorporated street improvements to High Street that were designed to reduce the hazards to vehicles and pedestrians on and adjacent to public ways. 3. Adequate pArking facilities are Provided for each use and structure in the development. The Applicant proposes to add 159 new off-street parking spaces, which provides well in excess of the zoning requirements for the current and proposed uses, as shown in Exhibit I. 4. Major facilities or functions which require siting within scenic areas are designed to be visually compatible with the natural or historical characteristics. Since the Project proposes uses that are to be located at existing buildings, there will be no visual impacts that would be incompatible with the historic nature of the neighborhood. 5. The Project does not adversely affect the natural environment to the detriment of community character and public health and safety. RCG NORTH ANDOVER MILLS, LLC Page 4 of 10 EAST 1 MILL Ii! ` 'i t I I NC;`I H A 40OVf 4 January 18,2008 The project will have no impact on the natural environment. Section 11.5 Permitted Uses The proposed residential loft apartments are permitted under Section 11.5. Further, the Applicant proposes to apply the list of uses permitted in a Planned Development District as provided in the Zoning Bylaw to all the commercial space on the Property as described above. The Project also meets the area requirements under the PDD regulations as described below. Zoning Area Requirements Category Allowed Proposed Compliance Zone I-S/PDD I-S ✓ Area Minimum 60,000 sf 22.65 acres ✓ Uses Residential, Residential, Restaurant, ✓ Restaurant, Offices, Offices, Personal Personal Services, Services, Recreation, Recreation, General General Retail. Retail Usable Open Minimum 20% Usable 20% Usable Open ✓ Space to be conveyed. Space committed Setbacks Minimum 25 feet from Existing minimum of ✓ Residential Zone 94 feet from Residential Zone on Water Street PDD Application Criteria--Written Documentation Requirements The following establishes how the Applicant meets each of the criteria required to be addressed in the Preliminary Application PDD Special Permit Application: 1. Encouraging the most appropriate use of land: RCG_NORTH ANDOVER MILES, LLC Page 5 of 10 EAST MILLI 111 4DQVf 4 January 18,2008 The historic mill buildings already occupy the land and this proposal simply transforms and enhances the use of the buildings consistent with the PDD Zoning Bylaw requirements. The 65,000 square feet of vacant office space designated for residential conversion has been vacant for three years without significant leasing interest and is suitable for conversion to residential use due to its contiguousness with previously permitted residential uses, its efficient and attractive layout for loft- style living,and its proximity to the residential areas of Machine Shop Village. The space targeted for conversion also preserves over 100,000 square feet for continued commercial use on the lower floors of the buildings where those uses are most suitable. These uses are in line with the stated goals of the PDD and with the trends in urban planning that encourage first-floor retail with office and residential above. Given the market difficulties in securing large offices users for commercial sites in established residential neighborhoods, we believe a mixture of uses is most appropriate for the East Mill in order to create a vibrant and diverse downtown area. 2. Preventing overcrowding of land: The Project does not include construction of any new buildings, and so no overcrowding of land would occur. 3. Conserving the value of land and buildings: The residences and retail spaces will not only re-activate the empty spaces in the building, enhancing its value, but will preserve the historic structures that comprise the former Davis &Furber Machine Shops as part of the Machine Shop Village area. 4. Lessening congestion of traffic: The proposed residential uses in this phase will create less traffic congestion than the currently permitted commercial uses would. See Exhibit G for a Traffic Impact Study prepared by Design Consultants, Inc. that shows the projected traffic impact of the fully phased project. RCG NORTH ANDOVER MILLS,_LLC Page 6 of 10 EAST N� "t MILL N Q�( ""' '' °�f'°' � January 18,2008 5. Preventing undue concentration of population: The Project site is an appropriate site to add population concentration because of the existing infrastructure, proximity to local businesses, and an underutilized pedestrian environment. The fifty (50) residential units,which are likely to have 1-2 residents each, should not create any undue impact on Town services. 6. Providing adequate light and air: The Project proposes no additions to the existing structures J P P g , therefore not affecting the provision of light and air. 7. Reducing the hazards from fire and other danger: The proposed uses will involve less intense hazards than the intensive manufacturing uses historically located at the Property,as well as less intensive uses than what the current Zoning Bylaw allows under the Industrial S (I-S) Zoning District. 8. Assisting in the economical provision of transportation,water, sewerage, schools, parks and other public facilities: The new uses will add value to the existing buildings,which have sat largely vacant for a number of years, and will contribute to the increase in business of nearby retail uses in the downtown area. The Town will benefit in the form of increased property taxes, which in turn can be used to enhance services. Based upon the Applicant's experience with developing similar mixed- use communities, the proposed loft apartments do not attract families with school-age children, and therefore should not increase the impact on the school system as more detailed in the Fiscal Impacts Study prepared by Connery Associates, a copy of which is attached as Exhibit H. 9. Controlling the use of bodies of water,including watercourses: The Project proposes improvements to the culvert system that will better control the water levels and water flow of the Mill Pond. Such improvements will also be subject to approval by the North Andover Conservation Commission. RCG NORTH ANDOVER MILLS, LLC Page 7 of 10 R MILL <+'e EAST 1011 fail `y'"`" A40`,:�Vf RJanuary 18, 2008 10. Reducing the probability of losses resulting from floods: The Project proposes improvements to the drainage system that will significantly reduce the probably of losses resulting from floods due to the increased capacity of the culvert system, improved grading of the site, relocation of certain catch basins, and addition of certain landscaping designed to better manage heavy rains. 11. Reserving and increasing the amenities of the Town: The Applicant's research shows that the Town is underserved with neighborhood retail and that this re-use of space will increase the amenities for Machine Shop Village residents and visitors who will have new outlets for dining, shopping, recreation and/or personal services. In addition,we believe the mixture of uses will create a constant presence on site, improving safety and enlivening the downtown area. PDD SPECIAL PERMIT (GENERAL)CRITERIA(Section 10.31) Section 10.31 of the Zoning Bylaw provides that the Planning Board shall not . approve any such application for a Special Permit unless it finds that in its judgment all the following conditions are met. The following lists the criteria and how these criteria are met. a. The specific site is an appropriate location for such a use, structure or condition. As the property is zoned for retail and office use, the site is an appropriate location for the proposed Project. The site design complements the surrounding uses and provides for sufficient traffic and circulation improvements, as well as sufficient water, sewer and other utilities. b. The use as developed will not adversely affect the neighborhood character. The Project provides appropriate building, landscaping and screening setback from the adjacent properties. There will be no change in the architectural style of existing buildings, and the use is well suited for its proposed location. _RCG NORTH ANDOVER MILLS, LLC Page 8 of 10 r EAST ,LL January 18,2008 C. There will be no nuisance or serious hazard to vehicles or pedestrians. Existing access points to the Property are adequate to serve the proposed uses. d. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. The Project is adequately and appropriately serviced by existing municipal water and other utilities that adequately address the needs of the Project. e. The use is in harmony with the general purpose and intent of this Zoning Bylaw. In addition to the reasons described herein and as shown on the Site Plans and other information submitted as part of this Application, the proposed use is in harmony with the general purpose and intent of this Zoning Bylaw for the following reasons. First, the proposed uses are permitted under the PDD provisions of the Zoning Bylaw, and will serve to provide a mix of uses consistent with the Town's objectives in the Machine Shop Village area. Second, the proposed uses will further provide for pedestrian amenities to complement the surrounding uses. Third, the project will enhance the aesthetics of the Property with new streetscape amenities, landscaping and screening. Fourth, the Project will help return a largely vacant and unused property back into productive use, and will provide an important source of new tax revenue to the Town. Fifth, based upon the Applicant's experience with similar facilities, the off-street parking provided is adequate to serve the uses of the property in a safe and effective manner. Lastly, the project, as shown on the Site Plans, will serve to provide additional downtown activity consistent with the Town's efforts to reinvigorate the downtown area. For these reasons, all of the proposed improvements and enhancements noted herein are in harmony with the general purposes and intent of Section 1 ("Purposes") of the North Andover Zoning Bylaw. Request for a Hearing i RCG NORTH ANDOVER MILLS, LLC Page 9 of 10 p. a EAST J MI LL N()�'°' AN f'�',V f 4 January 18,2008 In accordance with the provisions of Sections 11 and 10.3 of the Zoning Bylaw, the Applicant requests a hearing on the Definitive PDD Plans which we understand would be held on February 19, 2007. Please advise if supplemental information will be necessary or if you have any questions. Sincerely, David Zinbergh Manager RCG North Andover Mills LLC _RCG NORTH ANDOVER MILLS, LLC - - - - - -- Page 10 of 10 t;ORTH Town of North Andover 0 Office of the Planning Department 0 4 Community Development and Services Division 1600 Osgood Street North Andover,Massachusetts 01845 ht!p://Www.townofnorthandover.com SSACHU5 )08 JAN IS P H, 12 0 0 Lincoln Daley P 978-688-9535 Town Planner F 978-688-9542 MASSA 1;�U':"rE"i See Section 8.3 of the North Andover Zoning Bylaw for more detailed information Town of North Andover Planning Board 0+ Arpli WIWI, pe Please type or print clearly: 1. Petitioner: RCG North Andover Mills LLC Address: 17 lvaloo Street Somerville, MA 02143 Telephone Number: 617 625 8315 2. Owners of the Land: RCG North Andover Mills LLC Address: 17 lvaloo Street , Somerville, MA 02143 Telephone Number: 617 625 8315 Number of years ownership: One If applicant is not the owner, please state interest in property: 3. Request for a Special Permit under Sections 8.3 & 10.3 of the North Andover Zoning Bylaw to Convert 65,000 square feet of existing vacant office space into fifty (50)one- and two- bedroom apartments with associated site improvements. 4. Location of Property: 21 High Street Zoning District: I-S Assessors: Map: 69 Lot# I Map: 68 Lot# I Registry of Deeds: Book#: 10601 Page# 340 t 5. Existing Lot: Lot Area (Sq. Ft): 986,687 +/- Building Height: Maximum 70 feet Street Frontage; 1,210 feet Side Setbacks: N/A Front Setback: 0-94 feet Rear Setback: N/A Floor Area Ration: 0.24 Lot Coverage: 0.12 6. Proposed Lot (if applicable): N/A Lot Area (Sq.Ft.): Building Height: Street Frontage: Side Setback: Front Setback: Rear Setback: Floor Area Ratio: Lot Coverage: 7. Required Lot (as required by Zoning Bylaw); Lot Area (Sq.Ft.): 60,000 Building Height: N/A Street Frontage: N/A Side Setback: N/A Front Setback: N/A Rear Setback: N/A Floor Area Ratio: N/A Lot Coverage: N/A 8. Existing Building (if applicable): Ground Floor(Sq.Ft.) #of Floors Total Sq. Ft.; Height: Use: Type of Construction: 9. Proposed Building: Ground Floor(Sq.Ft.) 114,000+/- #of Floors 3-5 Total Sq. Ft.; 235,000+/- Height: Maximum 70 feet Use: Office/R&D Type of Construction: Wood frame with brick 10. Has there been a previous application for a Special Permit from the Planning Board on these premises? Yes. If so,when and for what type of construction? On October 15 2007 the Planning Board approved a PDD Special Permit and Site Plan Review Special Permit for Phase I which consisted of conversion of 35,000 SF of vacant offices ace into 15,000 SF of retail and 20 residential units. 11. Petitioner and Landowner signature(s): Every application for a Special Permit shall be made on this form which is the official form of the Planning Board. Every application shall be filed with the Town Clerk's Office. It shall be the responsibility of the petitioner to furnish all supporting documentation with this application. The dated copy of this application received by the Town Clerk or Planning Office does not absolve the applicant from this responsibility. The petitioner shall be responsible for all expenses for filing and legal notification. Failure to comply with application requirements, as cited herein and in the Planning Board Rules and Regulations may result in a g y dismissal by the Planning Board of this application nasi pp incomplete. P r Petitioner's Signat Print or type name here: C NA Owner's Signature: -= Print or type name here: tiq TOWN OF NORTH ANDOVER PLANNING BOARD OWNER& APPLICANT: RCG NORTH ANDOVER MILLS LLC PROPERTY: 21 HIGH STREET (ASSESSOR MAP 69, LOT I and MAP 68, LOT 1) MEMORANDUM IN SUPPORT OF APPLICATION FOR SITE PLAN REVIEW SPECIAL PERMIT (Sections 8.3 and 10.3 of the North Andover Zoning Bylaw) I. INTRODUCTION RCG North Andover Mills LLC is the applicant(the "Applicant") requesting a Site Plan Review Special Permit for the first portion of the second phase, to be referred to herein as "Phase II.A", of a multi-phased mixed use development known as East Mill as further described below. Specifically, the Applicant is the owner of certain real property consisting of 22.65 acres of land,known and numbered as 21 High Street (formerly known as One High Street). The site is located at the corner of High Street and Water Street, and is designated on the Town Assessor's Maps as Map 69, Lot 1 and Map 68, Lot 1 (the "Property"). The Property currently consists of a total of approximately 235,000 square feet of existing office and research and development (R&D) space. As you know, 35,000 square feet of the total existing square footage noted above was previously approved by the Planning Board for retail,residential and restaurant uses as part of Phase I as shown on an Existing Conditions plan attached hereto as Exhibit A (the "Property"). The Owner acquired the Property by deed from FUCMS 2000-C2 Andover Mills, LLC, dated January 22, 2007, recorded with the Essex County North District Registry of Deeds in Book 10601, Page 340. A copy of the Deed is attached hereto as Exhibit B. This Application relates solely to Phase II.A of the proposed redevelopment project for the Property. The Applicant anticipates additional development to be phased as part of the Planned Development District ("PDD") master plan in line with the Phase II Preliminary PDD Special Permit application previously approved by the Planning Board. Phase II.A includes the conversion and renovation of existing buildings on the Property, along with site improvements that are ancillary to these improvements including the addition of new parking areas, the installation of a new culvert, and the creation of new landscaped and pedestrian areas amenities. The Phase II.A Project is located entirely within the Industrial S (I-S) Zoning District where the proposed uses of the Property are permitted, subject to the issuance of a Site Plan Review Special Permit, as well as a PDD Special Permit. I1. PROPOSED PROJECT Site Plan Review Memorandum -- Planning Board following: As noted above, the Applicant proposes that Phase II.A will consist of the (a) the renovation and conversion of approximately 65,000 square feet of currently vacant space to a total of fifty (50)residential,loft-style, one-and two-bedroom apartment units located within the second and fourth floors of Building No. 3A, the third and fourth floors of Buildings No. 3, 1A, and 32, and the fourth and fifth floors of Building No. 1. These units will be located to create adjacency with the previously permitted residential units, preserve and support the marketability of the commercial space, and to enhance the mixed use environment of the East Mill project; (b) the expansion of the surface parking lots to add 159 new parking spaces accessed from existing drives off of Water Street and High Street; (c) the addition of landscaping, drainage, pedestrian and ADA access improvements, as well as the construction of a new drainage culvert and recreational deck at the Mill Pond; and (d) the expansion of uses for the remaining commercial space to those additional uses that are allowed in a Planned Development District. The proposed Phase II.A. Project improvements are shown on the following site plans described below. --A Certified Plot Plan titled "Preliminary Plan- Planned Development" shows the proposed areas of conversion in the existing buildings and proposed site improvements and shall be attached hereto as Exhibit D. -- A Landscaping Plan titled "Master Plan- Planned Development" shall be attached hereto as Exhibit E -- Unit plans for the proposed residential apartments are attached hereto as Exhibit F. --A Traffic Impact Study which analyzes traffic matters for all existing and proposed uses of the site (i.e., all of the Phase I and Phase II improvements shown on the Master Plan and supporting site plans) is attached hereto as Exhibit G. -- A copy of the Fiscal Impact Study of the fully phased Planned Development is attached hereto as Exhibit H. -- A Parking Allocation spreadsheet that demonstrates compliance with the Zoning Bylaw g is attached hereto as Exhibit L Site Plan Review Memorandum -- Planning Board _ Collectively, the proposed improvements as described above and as shown on Exhibits D through I shall be referred to as the Project or Phase II.A. II. REQUIRED RELIEF Based upon our preliminary review of the proposed improvements, and after a meeting with the Building Commissioner, the Applicant has determined that a Site Plan Review Special Permit will be required to be issued by the Planning Board in accordance with Sections 8.3 and 10.31 of the Zoning Bylaw of the Town of North Andover, as most recently amended in June, 2007 (the"Zoning Bylaw"). In addition to approvals required from the Planning Board, the proposed Phase II.A. Project will also require Definitive Approval of a Planned Development District Special Permit, local sewer and water connection permits to be issued by the DPW, review and issuance of an order of conditions for the proposed work related to the culvert system by the Conservation Commission, and various licenses and other approvals as may be required to be issued by the Board of Health as well as the Board of Selectmen (in its capacity as Licensing Authority). The Applicant previously presented the Project as a subset of the proposed Phase II of the redevelopment master plan in public hearings before the Planning Board and has met with neighbors and Town officials and incorporated certain input into the Project. IV. SITE PLAN REVIEW AND SPECIAL PERMIT CRITERIA Section 8.3(6) and Section 10.31 of the Zoning Bylaw list the criteria by which the Planning Board will evaluate the Project as part of its site plan review special permit process. A description of these criteria, and how the Project meets such criteria, are described as follows: SITE PLAN REVIEW CRITERIA (Section 8.3) GENERAL a. Conformance with all appropriate provisions of the Zoning Bylaw. Consistent with the objectives of the PDD Zoning Bylaw provisions, the Phase II.A Project will conform to the Planned Development District requirements outlined in Section 11 of the Zoning Bylaw and the Ph q g y ase II.A Project will provide for a mixture and diversity of retail, residential Site Plan Review Memorandum -- Planning Board and other uses which do not detract from, but which will enhance, the livability and aesthetic qualities of the Machine Shop Village and other neighboring downtown areas. As a project that is proposing to utilize existing buildings, the proposal will promote the efficient use of land while protecting natural resources, such as water resources,wetlands, and floodplain. b. Protection of abutting properties from detrimental site characteristics. The Phase II.A Project provides appropriate building setbacks and buffers from the adjacent properties. The adjoining properties will not be negatively impacted by the proposed Project,but the Project in fact will complement the surrounding uses through a diverse mix of uses which will contribute to a more active, pedestrian-friendly downtown area. ENVIRONMENTAL a. Protection of unique or important natural,historic or scenic features. The Applicant recognizes the historic value of the Machine Shop Village area, and has designed the proposed Project improvements in a manner which emphasizes the historic nature of the surrounding High Street and Water Street areas on and adjacent to the Property. Further, since the Project proposes to preserve the historic mill buildings and improve the pond management capabilities, important natural, historic and scenic features will be protected and enhanced. b. Adequacy of proposed methods of refuse disposal. The Project includes a centralized disposal area located between the cluster of project buildings and the Mill Pond. This area has historically existed to manage solid waste which is currently, and will continue to be, handled by a private commercial hauler. The disposal area will adequately handle the needs of the Project, and will be appropriately screened. C. Ability of proposed sewage disposal and water supply systems within and adjacent to the site to serve the proposed use. The Property and existing buildings are connected to the municipal water system and sewer system via existing tie-ins to lines in High Street. Based upon the Project Engineer's discussion with the DPW, sufficient capacity Site Plan Review Memorandum'- Planning Board exists within the municipal system to accommodate the proposed Project's water and sewer needs. d. Adequacy of the proposed drainage system within and adjacent to the site to handle the increased runoff resulting from the development. The Phase II.A. Project includes the installation of a new culvert connection from the pond to the existing drainage system that will enhance the ability of the site to handle storm conditions and events. Further, a new drainage design is proposed to handle the expanded parking areas, both through landscaped swales and through relocated catch basins. e. Provision of adequate landscaping,including the screening of adjacent residential uses, provision of street trees, landscape islands in the parking lot and a landscape buffer along the street frontage. The Project will include additional landscaping improvements as shown on the Site Plans. New street trees were previously approved as part of Phase I of the redevelopment. Landscaped islands are included in the plan for the new parking lot and screening of adjacent residential uses are currently sufficient and will remain intact. f. Adequacy of the soil erosion plan and any plan for protection of steep slopes,both during and after construction. The Applicant will takeparticularcare with respect to maintaining enhanced erosion and sedimentation controls to avoid impact on the Mill Pond and off-site. g. Protection of adjacent properties by minimizing the intrusion of lighting, including parking lot and building exterior lighting. No new site lighting will intrude on adjacent properties. h. The proposed development must not present a demonstrable adverse impact on the surrounding area resulting from excessive noise, dust, smoke, or vibration which are higher than levels now experienced from uses permitted in the surrounding area. Since the project is re-using historically industrial space as residential and less-intensive commercial uses, there is no anticipated adverse impact to Site Plan Review Memorandum -- Planning Board i the surrounding areas resulting from excessive noise, dust, smoke or vibration. DESIGN a. Buildings shall be located with respect to setbacks,placement of parking,landscaping and entrances and exits with surrounding buildings and development. Since no new buildings will be created, this criterion is not applicable for the Applicant and Project. b. The buildings shall relate harmoniously to each other in architectural style, site location and building exits and entrances. No new buildings are proposed. The architectural style of the existing buildings shall be preserved and the new uses shall be accessed from existing exits and entrances to the buildings. C. Screening shall be provided for storage areas,loading docks, dumpsters, rooftop equipment, utility buildings and similar features. The loading docks, dumpsters, utility buildings and mechanical equipment are housed to the rear of the buildings and on certain rooftops and are not visible from adjacent properties. d. Electric,telephone,cable t.v., and other such lines and equipment must be placed underground. All utilities on the Property will be located underground. e. Demonstrate that the scale, massing and detailing of buildings are compatible with those prevalent in the surrounding area. The Project does not propose any significant changes to the scale, massing or detailing of the existing buildings. TRAFFIC/PARKING a. The location and number of curb cuts shall be minimized to reduce turning movements, and hazardous exits and entrances. No new curb cuts will be created as a result of the Project. Existing curb cuts will be used to access parking on the Property. Site Plan Review Memorandum -- Planning Board b. Provision for access to adjoining properties shall be provided as appropriate. Given that the project involves improvements to the existing Property, there would be no opportunity for common access for adjacent properties. C. Driveways shall be located opposite each other wherever possible. Existing driveways are proposed to remain as is. d. joint access driveways between adjoining properties shall be encouraged. Given that the project involves improvements to the existing Property, there would be no opportunity for joint access driveways for adjacent properties. e. Internal circulation and egress shall provide for traffic safety,and access to and from minor streets servicing one family dwellings shall be minimized. Internal circulation has been designed to minimize conflicts between vehicles and pedestrians, all as shown on the Site Plans. [Does the traffic report back this up?] SPECIAL PERMIT APPROVAL CRITERIA (Section 10.31) Section 10.31 of the Zoning Bylaw provides that the Planning Board shall not approve any such application for a Special permit unless it finds that in its judgment all the following conditions are met. The following lists the criteria and how these criteria are met. a. The specific site is an appropriate location for such a use, structure or condition. As the property is zoned for mixed use by Special Permit, and the existing structures are underutilized in their current use, the site is an appropriate location for the proposed Phase II.A Project. The site design complements the surrounding uses and provides for sufficient traffic and circulation improvements, as well as sufficient water, sewer and other utilities. Site Plan Review Memorandum -- Planning Board b. The use as developed will not adversely affect the neighborhood character. The Project provides appropriate building,landscaping and screening setback from the adjacent properties. There will be no change in the architectural style of existing buildings, and the use is well suited for its proposed location. C. There will be no nuisance or serious hazard to vehicles or pedestrians. Existing access points to the Property are adequate to serve the proposed uses. d. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. The Project is adequately and appropriately serviced by existing municipal water and other utilities that adequately address the needs of the Project. e. The use is in harmony with the general purpose and intent of this Zoning Bylaw. In addition to the reasons described herein and as shown on the Site Plans and other information submitted as part of this Application, the proposed use is in harmony with the general purpose and intent of this Zoning Bylaw for the following reasons. First,the proposed uses are permitted under the PDD provisions of the Zoning Bylaw subject to Site Plan Review, and will serve to provide a mix of uses consistent with the Town's objectives in the Machine Shop Village area. Second, the proposed uses will further provide for pedestrian amenities to complement the surrounding uses. Third, the Project will enhance the aesthetics and functionality of the Property with new landscaping, parking and pedestrian walkways. Fourth, the Project will help return a largely vacant and unused property back into productive use, and will provide an important source of new tax revenue to the Town. Fifth, based upon the Applicant's experience with similar facilities, the off-street parking provided is adequate to serve the uses of the property in a safe and effective manner. Lastly, the project, as shown on the Site Plans, will serve to provide additional downtown activity consistent with the Town's efforts to reinvigorate the downtown area. For these reasons, all of the proposed improvements and enhancements noted herein are in harmony Y Site Plan Review Memorandum -- Planning Board a r with the general purposes and intent of Section 1 ("Purposes") of the North Andover Zoning Bylaw. V. REQUEST FOR APPROVAL For the above reasons, the Applicant, RCG North Andover Mills LLC respectfully requests that the Planning Board make the required findings and conditions described under Sections 8.3 and 10.31 of the North Andover Zoning Bylaw, and grant the Applicant's request for Site Plan Approval. Sincerely, 02 David teinbergh Manager RCG North Andover Mills LLC Site Plan Review Memorandum -- Plannin Board g Exhibit A Existing Conditions Survey SIMON A.AMON tun »uNre 1 t „x1 V I I I U� �J \ LK BOOK;34M P.157 O�\pA' 74• CRASS B01GK5 - Pl.W7EF) I1.Y BLDG.HEIGHT-57.8' Ir PlM't 7d �: °Mss 1 1 1 GRASa j w"Atxa 249.2' ( ( a Jam __ I 781.22' IAILC1t GRASS f am - r1w" zoNE GB ELM STREET .!2� ® _ -- ------ ----- ZUFaDIDa0,,.- Iv6 R t' ' Bwac ta4r HIGH STREET i 1 colic.wry s Be WAU( tPaEO P HIIC R.0 W.-oro'wroq x 45'46' ® 0.45 ® _ HIGH STREET ! bhp i'��-R P.0.6. =100.00 (PAVED PUBLIC R.o.w.-so• .12' 2'45' L=65.44 NOTES sprrl)LDARE� 522' sL4' to 1 Tan=33,94BIL HGT.:15' 1. LOCUS PARCELS SHOWN HEREON ARE LOCATED WITHIN FLOOD I- t2 i f• :•:•:•,•• Delta=3T29'41" %�IO( , ..: / ZONES"X"(AREA OF MINIMAL FLOODING)AND "AE'(AREAS OF BLDG.HFlC11T=70' 7.4' �+ •;�• ',f/ =sass GY I �W SEreACN ta4 BRICJ.K //,t •,ry �. �F % 100 YEAR FLOODS)AS SHOWN ON F.E.MA FLOOD 3 C.WITHLxc Y 15,7yr'•;•,i6•,, f ' ? r Tan=21 RATE MAP FOR ATE OF JU PANEL N0. 250098 0003 C,WITH� " Tan=26.55 / AN EFFECTNE DATE OF JUNE 2, 1993.AssEVEL BRICK , � Dai MULTILEVEL WOOD m 4.4 ;;•,j M t 2. THE LOCATION OF ALL UNDERGROUND UTILITIES SHOWN ON THIS=59,001 SQ.FT.t caAss 2 ;,. / / 1 ' PLMI ARE APPRO)tiMTE ONLY AND ARE BASED UPON A HELD& BRICK )- BM AREA ,,o• � / _ ' 29 8 P.0.8. SURVEY AND A COMPILATION OF AVAILABLE PIANS OF RECORDt/j ri D, Y 44 �4.. 0 -&was sOSTx 2.4 `•:• / N46' 27'E ,, PARCEL TWO y./ FROM THE VARIOUS UTILITY COMPANIES.NEITHER WARRANTY NOR }: 4 I,txlESETBACK BLDG, AREA= 1- ® F / 4 ti// p GUARANTEE OF THE INFORMATION IS PROVIDED.TFIE CONTRACTOR I Ass a s it, O 36,337 SQ.FT.t / ;:E�; ..'j w4b' /,e>J SHALL VERIFY THE LOCATIONS OF ALL UTILITIES BY CONTACTING L4 s M 1aAG AREA" %e� GRASS {". THE RESPECTIVE UTILITY COMPANIES AND'DIG-SAFE' ,4,744 snJTx (1-888-344-7233). ONOT TOcus aD GRAVEL Caatr+c LP P TY NE CPD 24V A tae 142-® r�/'•.•:•' '� r' f ��rfy •� ,: ECORD LEGAL DESCRIPT ON END •:::;� :�• LEG az.S' /Ga ................................ � ® STATION NARK c4M ,.J/•• ,•.�`f �'tQ ; to Those certain parcels of land,together•with the improvements thereon, p aoH••CONCRETE BOUND WITH DRILL HOLE yr;q Y f;/': {•;•j -:•4", situated in North Andover.Essex County. Massachusetts and shown on plan of 13 seo-•.........STONE BOUND WITH LEAD PIN t 1 i J C.1 4 j / / ..' ::' y� land untitled'Plan of Land in North Andover.Massachusetts Prepared for The a s......................................92pN PIN a' J 1545' O m GRASS rig ••Y / % ]� •P4 Davis and Furber Machine Co.,Inc. dated April 22, 1981. prepared by oar.-•••••-•••••.•••••..-•-•--.ELECTRIC METER 1 1llLC ♦, .L. •j / r rr 34.44'` Pembroke Land Survey Co., recorded with the Essex Northam District Registry pa........•...................... .GAS METER 1°/�• �+ =Y" tJ, •; •� / As "`Ll� of Deeds as Plan Numbers 9277 and 9278 of 1983 bounded and described .0a.........-•----.•--..••---.••.--•••GAS GATE ke ••• J�� 0 lid y as follows. HYDRANT J ' /`�'o yi'.:.:•:;y/ ! r, /. •�\ \e'C� Parcel One NORTHWESTERLY b High Street, 789.12 feet; NORTHEASTERLY ......................LIGHT. POLE wicErAtY to Ix. / j Y 9 by ........•.I.--.....LIGHT POLE OVERHFAB) land shown on said plan as er Boston and Maine Corporation,Machne 1091.01 feat; -O-•. - -•••.CATCH 1'POLE J \ �� /,••• •" % J' ® \. on mid plan a by land formerly 0.Davis and Furber Machine Comic an shown 0 ,•..............................CATCH BASIN $ t \ fir' ,L .• :�. f. \ ` on sono plan as owners known,Land feet;Company, by a curve by some and try Owt•--••...........•• •.. -RAI MANHOLE ! ..;.: lord now or formerly i Village Land Company, by a curved line running 0.•....••..•-•- •..••.....E•CTRIC MANHOLE j r •'•.f'ff / 9�, through the brook flowing from the Mill Pond as shown on said plan, ®-•••••-••••••�-••.•-•-••-••EIECTRIC MANHOLE J '3'•>� J 3p'sE7BAacj \ measuring 173.00 feet, more or lass;SOUTHEASTERLY by said land now or ®•...................•-....SEWER MANHOLE L. \ /� I r r %- UNE \ formerly of Village Land Company, by two lines measuring,respectively, 45.00 (D•••••.................•TELEPHONE MANHOLE 0.`4 feet,more or less,and 28.60 feet:SOUTHWESTERLY by some, by curved line ="""•""""-••'-......'LANDSCAPED AREA -\ /^'a� % % /• running parallel to and 75.00 feet from the centerline of said brook; r•••--•.....................BITUMINOUS BERM 528'O6'S1`W ro'G /w9�/"F• SOUTHEASTERLY try same,83.00 feet;SOUTHWESTERLY by land shown on Sold en•­.....•'"•'•'-"BITUMINOUS CONCRETE plan as of Gui ulzian,80.00 feet;SOUTHEASTERLY b said land of Gui ulztan °pK''-""'-""""""""""""""CONCRETE 43.00' ' ' LEEBACJ( \ Mei /Cyt ! •.• / tis ``\ P 9 Y 9" ...............................CONCRETE CURB LINE PARCEL ONE rs O % �$/ and by land shown on said pian of of George,mbarl)feet;SOUTHWESTERLYin. r 5" TOTAL AREA=588,280 �.� Q/ yr r GN � SQ Pt< ere...............................CHAIN CURB METAL iKAIEs _ � ,4Ep by lands shown on said plan as of Swasey, Chamberland,Torciai and Main, +W'- + 4'e err-• •-- ••-6'HIGH CHAIN LINK FENCE r Nyt SQJiT.t OR 18.60 ACRBS* / r R / �� a, a>t 1 by mi feat:SOUTHEASTERLY la Said Wnd of Main•27.29 feet;SOUTHWESTERLY / ` �q � / 99......................................MEASURED _ - '/ 7- ` yGA' by said land of Main and by land shown on said plan as of Petrow and 8ta6VrA �. - Q /- \ Z ga........................................RECORD e n GRAS �i::!:- ,� ` Eldredge,220.00 feat; SOUTHEASTERLY by said land of Eldredge, 43.00 feet; 8gipp9E ot;ao �A w.................................WATER METER sl P to5az 0� Vt y SOUTHWESTERLY Water Street,421.05 feat; Contain) 13.5 acres of land �1--•214 �. •, N/J�. / Ca / r\ � by e w .•.•......... REINFORCED CONC. PIPE �P\oY according to said plan,together with such right a use a driveway as is a z •'•'3: �• ` f 15' o - �'� appurtenant thereto as reserved in four certain deeds recorded with said *-••----- '- --""--"-MONITORI4G WELL :::? al �C^ SETB -----�J.� \ Maw............................OVERHEAD WIRES ' m r1 N ti 4 X00 Deeds in respectively,Book 1197,Page 295; Book 1207,Page 142;Book r e i Sri / b r,^ l QQ' % 1227,Page 268;and Book 123,Page 53,and as shown on o plan record ' Qr '•'IE / •j r r f P / Y•p with said Deeds as Plan No. 6591. o NiF 1D i ( / O J 5 % ,Zd V �pb� Parcel Two NORTHWESTERLY AND NORTHERLY by Prescott Street, by two lines t BAND A E ' MILL POND / y `^;E_:` V• / measuring,respectively 155.42 feet and 213.45 feet; PLAN REFERENCES att 1 %f f �',(,i % �•ao`o� EASTERLY by land shown on said plan as of Waldred, 145.00 feet; NORTHERLY - / \r,`�� ��' by said land of Waldred and by land shown on said plan as of Redden,by _ j �` /. �'' two lines measuring,respectively,85.05 feet and 99.94 feet; EASTERLY by land 1,A PLAN ENTITLED: 'TITLE SURVEY NORTH �- - 27,29' f j r % shown on said plan as of Come,73.07 feet: NORTHERLY by said land of ANDpVER MILLS REALTY LIMITED PARTNERSHIP Carse, 131.88 feet;SOUTHEASTERLY by land shown on sand plan as of NORTH ANDOVER, MASSACHUSETTS',DATED: S28.Ot'39 W r�uND ) ! �'�J I / / 1' T'�'' Chickering Associates,543.17 feet SOUTHWESTERLY by land shown on said plan JUNE 27, 1985,REVISED:OCTOBER 6; t997, PARCEL 7'1►O /ISa,,F• as of Boston and Maine Corporation, 728.25 feet;NORTHWESTERLY by said ! ! TOTAL ARRA= 294,225 3 SCALE: 1"-40',PREPARED BY: PEMBROKE ' aogrA11avA / ' , / SQ.FT.* OR 8.98 ACRR.4*/ $�'3 land of Boston end Maine Corporation,29.98 fast;SOUTHWESTERLY by said ,AND SURVEY CO., SALEM N.H. yp. f Corporation, 10 10 f andNORTHWESTERLY b ,P land o Boaton and Maine Cor at n, 2. feel.a 1, PorY Ju ' / -t i r lvity A the int eree me ur the aide linea C Han Street and Prescott Street, by 2,A PLAN ENTERED "tLIMITE SURVEY NOSHI r �._- - - - / 7�' •_ - / �Ag4A• _ curved line measuring 51.91 feet;Containing 5:377 acres of land according to GO �,� said plan. RTHRMILLS REALTY AN REVISED:OCTOSES IP N,y 1 ti / % / :E°•0 GRASS 30'SEIBACX \.r\ Parcal Three The promises shown as Section No. 1 and Section No. 14 19 7. RAhvpip 4 rid - >:. _ Is1E R 4a01c, 3, 9 E 6. 294 P✓wRsl ' \ / -t — — —_ �"i�s� between Station 985+40,5 and Station No.1004+81.0, on a plan entitled SCALE: 1' 40',PREPARED BY:PEMBROKE �,� ! �` — — � "Right of Way and Track Map-.Boston and Maine Railroad"dated June 30, LAND SURVEY CO.,SALEM N.N. _ 1P — — — — 1914, revised to February 1, 1966,prepared by the Office of Valuation v} / 89A86'f- -- r ZONE I-3 SETBACK / - ver Engineers,Boston,Massachusetts(the Railroad Plan"). 3.A PLAN ENTITLED:-RIGHT OF WAY AND \ ! q+/ss , 'f''- - ��-- 54_3.17'- ---�- ZONE-R-4 --�� Together with easement rights as contained in that certain Parking Easement TRACK MAP-BOSTON AND MMFff R.R. N^: , \ 5281 '52 and Operating Agreement by and between NAM Partners Limited Partnership OPERATED BY THE BOSTON AND MAINE R.R. RYAN.l Sr, iv c -� / / Gel J ZONE R-5 S23-15-52-W ZONE R-5--_ and North Andover High Street Limited Partnership dated June 30,2000 and STATION 975+20 TO 1010+0"DATED JUNE 30, BOO'G 314y pr„re 'q cy MASS I FLOOD / (.1/. PARCEL THREE recorded with sold Deeds in Book 5791, Pagel. 1914, REVISED TO FEBRUARY 1,1966,SCALE: ' p �• ZONE X 'w//�/ (SR OP ffiGH eT.1 1,'A g 1 IN. - 100 Fr.,PREPARED BY THE OFFICE �'/! ARBA= 78.161 BQ.PT,* OR O N/T \ Of VALUATION ENGINEERS, BOSTON, 3s' r O ,Z// 1.88 ACRRB* MEADOW VIEW coN¢Gtwslw MASSACHUSETTS. UNE FLOOD FLOOD \ OAE ZONE X ,1aa(1527,0.321BOOK \P i N t % /JJ 207, uL — \ ACK I / i d/% \ 5 I.NE i/ J ;'i;' _ Certification PAGE 1 of 2 SE B '• ,- • \ `• J//' PARKING REQUIREMENTS �_ZONING DATA Sap=3.06 w�_A;rr"--� \ 1- To Wells Fargo Bank, National Association; RCG North Andover Mills LLC; and — GATE / % 4- CONGREGATE HOUSING: DISTRICT "R4" DISTRICT "IS" PROVIDED Chicago Title las...oce Company: E sF c' 0.75 SPACES PER DWELLING UNIT This is to certify that this map or plat and the survey on which it is based CN C O ' sraws 1,' i BOgr j2 AN lw•(,c L 1 / MULTI FAMILY RESIDENCE: MINIMUM LOT MINIMUM LOT LOT AREA were made in accordance with the Minimum Standard Detail Requirements for Engineers, Scientists �O, J AREA REQUIRED: AREA REQUIRED: PROVIDED: ALTA/ACSM Land Title Surveys,"jointly established and adopted by ALTA and 9 _ I ^'o -� 00 /- 2 SPACES PER DWELLING UNIT, 1 SPACE PER 12,500 S.F. 50,000 S.F. 72.151 S.F.t NSP S in 2005,and includes Item 1-4,6,7(a),7b(1)(2),7c, 8-10, 11(a), 8c Land Surveyors -�L ' F 'E s?t- ` 173 t ALONG OWEWNG UNIT FOR ELDERLY HOUSING 13, k 14 of Table A thereof. Pursuant to the Accuracy Standards as 4 First Street-Bridgewater,Massaehusette 02324 CLQ --� - r /d MINIMUM LOT MINIMUM LOT LOT adopted by ALTA and HSPS and in effect on the date of this certifcaton, Telephone:(508)697-3191 Toll free:(800)548-3355 Facsimile:(508)697-940 END -- 83,00• I CENTEI�)LL.IINE OFFICES: FRONTAGE REQUIRED: FRONTAGE REQUIRED: FRONTAGE PROVIDED: undersigned further certifies that In my professional opinion, as a land -��- ON S'' r ��"'".• ZO OF( I K i SPACE PER 300 SQUARE FEET OF GROSS - PRE7, S30.23• E I-$ 100 FEET 150 FEET 122.96 FEET surveyor registered in the Commonwealth of Massachusetts,the Relative ET W NA 06"WWO 'R_4 --�.-. _ 55 2 IE LINE: FLOOR AREA Positional Accuracy of this survey does not exceed that which is specified ALTA/ACSM LAND TITLE SURVEY MG6s a r/cc4 r 111 ' 118' WAREHOUSING, DISTRIBUTING MINIMUM SETBACKS: MINIMUM SETBACKS: PROVIDED SETBACKS: �C-• /\ izS4 P.es7 'r l I 1, f 1 SPACE PER 500 SQUARE FEET OF GROSS FRONT 30 FEET- FRONT 30 FEET FRONT 0.45 FEET '-r r- // 75'* FROM b'-h FLOOR AREA iy�N M_v J/ ,� �J , % 'S` WATER ST. Bc HIGH ST OFTBRROOK� I / 4'/( SIDE 15 FEET SIDE 20 FEET* SIDE 34.44 FEET c. �^o d` nr;,Onrr 1y. / 1 tq '� TOTAL PARKING PROVIDED: Timothy S.Bodah. a-`- H �. CHORD/TIE LINE: �' / O/ 1,006 REGULAR SPACES PLUS 12 HANDICAPPED REAR 30 FEE) REAR 30 FEET* REAR 46.11 FEET 9 rr�s o NORTH ANDOVER, M A / ,C� Registration No. 46110 N5Y31'31"W _g / '/ ^d PACES FORA TOTAL OF 1,018 PARKING SPACES / N O Within the Commonwealth of MA 94.84' Ss8• 60• l N INCLUDES SPACES IN PARCEL THREE ON BOTH MAXIMUM BUILDING MAXIMUM BUILDING BUILDING HEIGHT o v aw♦ ,'rc�, /r S�•\ 4S. t ( HEIGHT ALLOWED: HEIGHT ALLOWED: PROVIDED: Date of Suryey: December 18, 2006 '4'D SURVEIGQ SIDES OF HIGH STREET.) 35 FEET 55 FEET 70 FEET } Date of Last Revision: January 8, 2007 wQ` eod ,'530.17.Op••W Y _ pR6Paam roR: RCG LLC / * +15 FEET WHEN ABUTTING A RESIDENTIAL DISTRICT. 60' O 60• 120' SCALE DATE MCAD FILE JOB NO. t4 FRONT SETBACK MAY BE THE AVERAGE OF ALL SETBACKS OF DWELLING UNITS WITHIN 250 scare w Feer t"-60' 1906 f FEET Or PROPERTY. - 01fOS 07 1 906 / SCHEDULE B SECTION 2 ;e RECORD LEGAL DESCRIE12NJI r d\I" PARCEL THREE r el�,D.�Se (NN OF HIGH ST.) 6.Agreement by.and between George L Davte It al,and Eastern Railroad / /� / �f AREA= 92,231 SQ.E"T.* OI Those certain parcels of land,together with the improvements thereon, Company dated March 22. 1882,recorded w1h the Essex North Registry of r 2.12 ACRES* situated in North Andover, Essex County.Massachusetts and shown on pion of Deeds in Book 73,Page 3,and right of way granted from Davis and Furber r N/F land entitled"Plan of Land in North Andover,Massachusetts Prepared for The Machine Company to Eastern Railroad Company pursuant thereto by instrument / r SERwcE tAEENCAt Davis and Furber Machine Co.,Inc, dated April 22, 1981, prepared by dated June 26, 1883,recorded in Book 72, Page 185 and shown on plan r Y 9 ry Pembroke Land Survey Co.,recorded with the Essex Northern District Registry dated September 28, 1881, recorded as Pion No.067 in Book 73, Page 600. i f of Deeds as Plan Numbers 9277 and 9278 of 1983 bounded and described Commem:Right of way is plotted as Parcel 3 hereon. /MsV005 ,� as follows: 7. Grant of Easement by and between M.T. Stevens and Sona Company and the Inhabitants of the Town of North Andover with respect to water rights r / 0' I/ Parcel One NORTHWESTERLY by High Street,789.12 fest; NORTHEASTERLY by dated September 1, 1925, of in Book 515, Page 465. land shown on sal Plan as of Boston and Maine Corporation, 1091.01 feat: Comment:Concerns water rights-not plottabs. J % _ �/ �` SOUTHEASTERLY by land formerly of Davis and Furber Machine Company,shown 8.Grant and Agreement by and between Davis and Furber Machine Company, . on said by some and by and the Inhabitants of the Town of North Andover with respect to water rights, "'•°`°�y' plan as owners known, 70.00 feet;NORTHEASTERLY land now or formerly of Vifioge Land Company,by a curved line running dated September% 1925,recorded to Book 515,Page 503. through the brook flowing from the Mill Pond as shown on sal plan, Comment Does not affect the Subject property. \ / <^::. 'E:E+!:':'E:::::.. / ,A. / measuring 173.00 feet,more ar less;SOUTHEASTERLY by said fond now or 9. Easement for guy wire granted from Davis and Furber Machine Camp"to .''•� / \ /^ IY /• formerly of Village Land Company, by two fines measuring,respectivey, 45A0 Lawrence Electric Company by instrument dated October 5, 1956, recorded in /p`2' \%a• !°:E` feet,more or less,and 2!3.80 feet;SOUTHWESTERLY by same,try carved line Book 845, Page 304,affecting any the bulling bested at the comer of High 1g % running parallel to and 75.00 feet from the centerline of said brook; and Water Streets,as,shown on the As-Built plan. ' ��' Y Y v' lsrE SOUTHEASTERLY b same, 83.00 feet;SOUTHWESTERLY b land shown on said Comment:Guy wire not in existence at time of survey. As-Built not provided r ` R / Is a2'! pion as of Guiguizion,80.00 feet;SOUTHEASTERLY by said land of Guigu;zian to surveyor. Not plotted. ! "� kaRmOtTR HGH SmFEr % piMi 11.Such right of water privileges,'(any,are extant by virtue of provisions r and n land shown on sal plan f w George, mberta feet;SOUTHWESTERLYanMain, set forth 2'i deed from Newton P.Frye t. Davis and Furter Machine Company / L071ED PARTNERSHIP by lands shown on said plan as of Swosey,Chamtx:rland,Toriel and Main, r / , % 273.20 feet; SOUTHEASTERLY by said land of Main,27.29 feet;SOUTHWESTERLY dated July 10, 1900,recorded in Book 179, Page 9. ; �' �g y by sal land of Main and by land shown on said plan as of Petfow and Comment Rights concerning M81 Pond. Mill Pond of the subject parcel is ! / F1J F.A5flt0ET 0./ CAn Eldredge, 220.00 feet;SOUTHEASTERLY by said land of.Eldredge,43.00 feet; 1DZt Such rianion and water nights of others are extant / t _ (DOTTED AREA) SOUTHWESTERLY by Water Street, 421.05 feet;Containing 13.5 acres of land D ct by law•grant,or according to said plan,together with such right to use a driveway as is a Prescription In and with reaps to the water courses affecting sal pmmiase. ,r / SEw01 EASE/E"T / � appurtenant thereto as reserved in four certain deeds recorded with said Comment:Mill Pond is plotted. / SEE PUr1 2422-52 O#'A" 1227, in respectively,Book 1197, Page 295; Book 1207,Page 142;Book 13. Rights of the Town of North Andover and others in and with respect to j / !O 1227,Page 268;and Book 123,Page 53,and as shown on a precorded ' N - Perlay Rood,High Street,Prescott Street,Elm Street and Water Street abutting � / / t[�E`' / with said Deeds as Plan No. 6591. said premises,including utility easement therein. Comment Said roads and streets are shown hereon. �.3 ' Parcel Two NORTHWESTERLY AND NORTHERLY by Prescott Street,by two lines 15.Temporary Grant of Easement from North Andover Mile Realty to Or measuring,respectively 155.42 feet and 213.45 feet; Massachusetts Electric Company dated September 13, 1989 recorded in Baok /r/M f EASTERLY by land shown on said plan as of Walred, 145.00 feel;NORTHERLY '% by sal land of Woldred and by land shown on sol plan as of Rodden,by 3007.Page 284asa shown an the Survey. r / ". Commend:Plotted as dotted area. Also includes a8 of Parcel Three. 8 / two fines said plan respectively,85.05 feet and NORTHERLY feet;EASTERLY f land 18.Terms and provisions of Parking Easement and Operating Agreement.dated c j .PJ��( a� shown on said plan O of Case, 73.07 feet; NORTHERLY by said land of June 30,2000,recorded with sal Deeds,Boole 5791,Page 1. �,y, �''/ /. Carne, 137.88 feet:SOUTHEASTERLY by land shown on sal plan�04 Comment:Concerns right in Forking Facility Area,Access Drives,and bob tkld / �`N/F � / Chickering Associates•543.17 feet SOUTHWESTERLY by land shown an said plan as shown on plan comprising Exhibit"C". Said plop not provided. Bali field EW M41 REALTY must I "'"• / ``. as of Boston and Moine Corporation,728.25 feeN.NORTHWESTERLY by said is non-locus. Parking Facility and Parking area as located on the subject / / t "ALL czllnT land of BosWn and Maine Corporation. 29.98 feet;SOl1THWESTERLY by said Parcel is platted hereon. r / land of Boston and Maine Corporation, 102.10 feet; and NORtlfAfESTERLY by 20.Terms and provisions of Easement arta Agreement between Boston do \ / / / / / the Intersection on the side lines of High Street and Prescott Street.by Maine Corporation and North Andover Mills Realty,dated April 30, 1985 and / d f / curved line measuring 51.91 feet;Containing 5.377 acres of land according to worded in Book 1993,Page 73. /'/ $ / /et„, f2' said plan. Comment: Easement is within the entirety of Parcel Three. Plotted, 21.Easement for sewer line by Boston and Maine corporation to Town of / Parcel Three The premises shown as Section No. 1 and Section No. 14 North Andover dated August 3, 1923 act recorded in Book 484,Page 203 / /', / r / /�^ ` / between Station 985+40.5 and Station No.1004+81.0,on a plan entitled (affects appurtenant easement parcel in Book 1993,Page 73). --� / r / / f•:`. % "Right of Way and Trade Map- Boston and Maine Railroad'doted June 30, r' / l '.: 1914,rcdised to February 1, 1966,prepared by the Office of Valuation Comment Plan called farme;n document not supplied. Not plotted. _.�' / / / ; 22.Indenture of agreement by and between Boston and Maine Corpaotion and � �•gg• ro / f / � Engineers, Boston,Massachusetts(the 'Railroad Plan'. Davis and Furber Machine Company dated November 8, 1906,recorded in $s� ,' r - Together with easement rights as contained in that certain Parking Easement Book 239,P 237(affects a 1, and Operating Agreement by and between NAM Partners Limited Partnership Page 73). ( appurtenant easement pared in Book 1993, / �Q . ; and North Andover.High Street Limited Partnership dated June 30, 2000 and $$$ Co / recorded with said Deeds in Book 5791,Paget. mment: 56.25'wide Boston 8 Mauro loading easement. Plotted. �^., 17 % ; - j 1 A8 other Section 2 Items are non-survey related. � \AA .2' etc.7D1tC . 62Y / wL 009c. 1 PJTNMNON aoxnAFD r / LI�BACK !' \ IE EXT DOM-\ TFTITFF e 1 u2'* PAGE 2 OF 2 \ rtp65 ECP gym" — .wux ^�a Sa�+�l � 0 N E C O ® ; HIGH STREET / P" Engineers, Scientists 0.45 IR=100.00 (PAVED PUBLIC R.O.W.-60'WIM /' "'� tV1OF a, & Land Surveyors 2'45'4 L=65.44 4 Flrat Street-&idgewater,Moasachueelta 02324 HUMS! 2.$ Tit" an=33.94 f 711/gTFr Tekphone:(508)697-3191 Toll free;(800)548-3355 FacaimU:(508)697-9 1 mo ?{T Delta=37'29'41" / o r R=100.0 f BRltw� /' ::.:• ,::,Q 14 p - L=51 yi �area�'c y ALTA/AGSM LAND TITLE SURVEY 415 5.8 / �/ /.. Tan=26.55 / rgepSURVEAa Delta=29'44.32" o•- o WATER ST. & HIGH ST Za _ , �/ 29 9P.O.B. NORTH ANDOVER, M A rN46'48'27"E ,n PARCEL TWO �� PREPMED M RCG LLC SCALE DATE AGAD FILE JOB NO- 1.._60` 01/08/07 1906 1906 Exhibit B Deed i , Upon recording, return to: Marjie C.Nealon,Esq. Bilzin Sumberg Baena Price& Axelrod LLP 200 South Biscayne Boulevard Suite 2500 Miami, FL 33131 QUITCLA DEED c� FUCMS 2000-C2 ANDOVER MILLS, LLC, a Delaware limited liability company, whose address is c/o LNR Partners, Inc., 1601 Washington Avenue, Suite 700, Miami Beach, Florida 33139, for consideration of Nine Million and No/]00 U.S. Dollars ($9,000,000.00) paid, grants to RCG NORTH ANDOVER MILLS LLC a Massachusetts limited liability company, whose address is 17 Ivaloo Street, Suite 100, Somerville, Massachusetts 02143, with quitclaim covenants, the land described on the attached Exhibit A. WITNESS our hand and seal thisn day of January, 2007. FUCMS 2000-C2 ANDOVER MILLS, LLC, a Delaware limited liability company By: LNR Massachusetts Partners, Inc., a Massachusetts corporation, its manager By: � (SEAL) Name: Steven . Ferreira Title: Vice President Name: M rg ret Jor an Title: Treasurer INOTARY ON THE FOLLOWING PAGE] Return to:Beth Harrington CHICAGO TITLE INSURANCE COMPAINY 75 Federal Street,4th Floor Boston,Massachusetts 02110 (617)210-0750 M IAM 1 1244461.1 7249626275 I f STATE OF FLORIDA :Sr�n, SS. COUNTY OF MIAMI-DADE On this — 7.f)) day of January, 2007 before me personally appeared Steven D. Ferreira, who, being by me duly sworn, did say that he is the Vice President of LNR Massachusetts Partners, Inc., a Massachusetts corporation, and acknowledged such instrument to be his free act and deed on behalf of said corporation as manager of FUCIMS 2000-C2 ANDOVER MILLS,LLC,a Delaware limited liability company. He is personally known to me or presented a Florida driver's license as identification. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year last above written. �Jti,still PSH DANIKA R.NOTAR NQtKY PUbk-State of Florida el Z2 et,_- M11 COMMIS ion Expires Nov 27,2010 Notary Public AF Commission 0 DO 617902 lost I&I"0001TWoullhNN"Notary Alen. MY Commission Expires: STATE OF FLORIDA SS.: COUNTY OF MIAMI- DADE On this 17fhday of January, 2007, before me personally appeared Margaret Jordan, who, being by me duly sworn, did say that she is the Treasurer of LNR Massachusetts Partners, Inc., a Massachusetts corporation, and acknowledged such instrument to be her free act and deed on behalf of said corporation as manager of FUCMS 2000-C2 ANDOVER MILLS, LLC, a Delaware limited liability company. She is personally known to me or presented a Florida driver's license as identification. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year last above written. rl DANIKA R.NOTAR Notary Public-State of Florida Notary Public My Commit"Expires Nov 27,2010 Commission#DO 617902 MY Commission Expires: bonded ThW*NAftWNoWyAW MIAN111244461.17249626275 EXHIBIT A LEGAL DESCRIPTION '1 90 atutaia pasotic ot'fsad, together with t1w fmProvtmcata thcrtion,actuated is t�girtfi Aud0"►'at',Learex Conttcy,h1a mcbusms and dam a .o.. n uu Nath�►g G°�Y,Ms�ssacbuuetiY Plan ofland catttticd `Plan ofI�tttd�; Inc.dated Ap:3t 22 I9a 1 PmPrared It tho Davis and Farb or Machine m, North tied A t lteOf1�by PInbrdt Laud Survoy.Co.,recorded wfth t:1ta:]S:t; N*l*Df ac� Y Daeds 33 Pico Numbm 9276 Iltrougb 9279 of 1983 bonaded cad PAR t.;"1?L OM NOR 0"L'STMY:by MA Sttvt,789.12 fioct; rtt>�t'1' iSTBR3.'Y.by hnd Aowu au said plant"of Bostan and Maitee Cot O=10tt, 1091.01 filet. SOBTUMSTERLY:by Wad formcrly of Davis t�Furber M*Ax Commy r.ho%v on Wd plant as Qf owun unlataow4 70.00!'awl; NORTIM $TERLY:by*a Same sW by land tow or' Ibrmady ofv$lage IMA Company,by u mayed On*mmnf g tlaraugb the brook f3ovriuS fram the MU Pond a$ShOND cm raid pl^me2AUJUS 193.00 tact, mare or tars; S0UIIIEA6"rM.[.Y:b3 uld land now or IbQmerly Of Village Lid CotuPU7,by two b""sit+$,xerpot`�V*,45.00'few,more or lase,sold 28.60 SOUIEWWURLY:by the same,by a comed Hne ttumiug pu9lia,I to XW 75.40 feat &0M the vft*Malar of SaI4 bt+ovir, SOUTHEAST RRL'i'-by OS came,83.00 Feel; SOME'9 MTERLY:by land shown on said plan as of CluiBuixW6 80.00 foot; SOUnMUTERLY:by+said land ofGuiguWan utd by laud shown on Haid plea ea of Ganga, 173.00 feet; SOt3Ti3WESMLY;by lends thovm on Bald plan as of Swaney,C hamberland,Ton isi and Matu,273.20*A; SOUTHEAS73RLY:by said k6d of Main,27.29 tett; SOMM7MY•.bysaid IVW of Main and by 1wds shown oa said plan a1 of Petrowv and Eldredge,220.00 feet; SOV11MASTBRLY:by Wd land of Make,43.00 fat;and WU'MMTEkLY:by Water 3heK 421,05 fco1. Cantidaing 115 4c m of had mmghie to said plan,togcthor with imob right to use a driveway as is oplMausooA,therrco as tamed iu Ibw eaxtaain deeds recorded with enld Deeds in ncpecxlvely,Boon 1197,Psge 293;Dovk 1207,Paso 142;Book 1227,Pogo 268;and Book 123o, page 5S,and a sham an a plan moasdeJ With said Doody as 17dew No.6591. PARC$L 2'WO NOM'WMTBRLY ANA I+ig3t'I7d3 LY:by hceoott Siswact,by two limes meeatuing,recpeotfvaly,155A &d W 213.45 feet; WTMLY; by hand shown on said plan at of Waldred,l 45.00 feet; NOR'ILY by said laud of Waddr+ed mud by load sdbown on said plan as of Roddaa,by Wo lim ntaaxm*&v%pm ivety,85.8.3 AW WW 99.94; EA�Ti* I.Y by land sli4nm on said plan of Circe,73.07 fsee4 NORTMMY by said rand of Carey 131.81 f0d; 80VfIiP,Ab'TERtrY:by loon 4hown on 994 plan as of Cdt& ring Assoaufas,.!43.17 SOMRW,ESt IMLY:by land shown on said plan as of Boston"Maine Cmpvn dm « NUR1V1•iSlxRx y by said tasul of 8vstou and;Kaiaa Corporaiian,2998 ram.; SOUTHWESTERLY by said land df Byftn and Maine ComorQU01, 162.10 feet wd NURTH WES7'ERLY!by le intmcti6og*f t6 aide]ince of iggh Streei oad'Pregott SOW.by a c vtA bine mcaau&g 31.91 red$., Cont*Ang 3.377 acres of land Ycxurding to seid Plaa. PARcm T'HRBE Statfon IliaF 611mm as Section No.1 and Section No. 14 totwom Std en q$:5.W.s d 100dtS1 A,cw aPIm c tided Might Of Way amd Traek=UP=-Bastou ad Amine Ro lroad"dated 7tmb 3(), 1914,mybed to F ph$�=',8aatcm►Ma uchuaatb•(tl 4 41WIlo d p1#1,�9 bythe Office of Vatuxciurl Exhibit F Unit Plans for Residential Units Exhibit G Traffic Impact Study ...... ..._..... .... . ... TRAFFIC IMPACT ASSESSMENT "EAST MILL" NORTH ANDOVER, MA DECEMBER, 2007 Prepared for RCG North Andover Mills,LLC Prepared by Design Consultants, Inc. 265 Medford Street Tel.#(617) 776-3350 Somerville,MA 02143 f . Table of Contents Page ExecutiveSummary............................................................ ....3 1.0 Introduction..........................................................................5 2.0 Methodology.........................................................................5 3.0 Proposed Development............................................................5 4.0 Study Area...........................................................................6 5.0 Street Network.......................................................................7 6.0 Existing Traffic Volumes..........................................................9 7.0 Existing Traffic Operations......................................................10 8.0 Accident Data........................................................................12 9.0 Future Traffic Volumes...........................................................12 10.0 Trip Generation and Distribution ..............................................13 11.0 Traffic Impacts ......................................................................15 12.0 Sight Distance........................................................................17 13.0 Warrant Analysis....................................................................17 14.0 `By Right' Development Scenario................................................18 15.0 Conclusions...........................................................................20 List of Figures Figure 1 —Locus Map Figure 2—Study Area Intersections Figure 3—Existing Peak Hour Traffic Volumes Figure 4—2012 "No Build" Peak Hour Traffic Volumes Figure 5—Distribution of Site-Generated Trips Figure 6—Site Generated Peak Hour Trips Figure 7—2012 "Build" Peak Hour Traffic Volumes Rcg-tileserver`devclopdoc)llrojects',North Andover MilIsTermittingThase 11 Pennits\Traffic\Traffic Impact Assessmentrev120707.doc 2 Executive Summary This report assesses the traffic impacts associated with the proposed East Mill development in North Andover, MA. The project is located on the northeast corner of the High Street and Water Street intersection. The proposed mixed use development will convert portions of the existing Mill office buildings (currently vacant)to residential, commercial and new supporting office uses and be phased over several years. The report evaluates the projects traffic impacts on the following study area.intersections: • High Street/Site Driveway • Water Street/Site Driveways • High Street/Water Street • High Street/Prescott Street • Water Street/Main Street • Main Street/Elm Street • High Street/Sutton Street/Chadwick Street • Prescott Street/Route 125/133 The study included an inventory and analysis of existing conditions, an estimation of site generated traffic and an evaluation of future `No-Build' and `Build' conditions at the studied intersections and connecting roadways and site driveways. Future intersection traffic volumes have been based upon existing traffic counts projected to the year 2012 when the fully phased development program will be completed. The fully phased development will generate an estimated 181 vehicle trips in the AM peak hour, 240 in the PM peak hour and 2,566 trips daily. The peak hour trips have been distributed to the study area based upon existing peak hour travel patterns and the desire to reach surrounding major routes. The site generated peak hour trips will have a minimal impact on the surrounding roadways and intersections. The only significant change in Level of Service resulting from the new site traffic is the High/Sutton/Chadwick intersection which will operate at LOS E/F during the peak hours. This is a typical condition for side streets intersecting heavily traveled roadways such as Sutton Street that otherwise do not have sufficient volumes to warrant installation of a traffic signal. It should also be noted that the proposed mixed use development results in a reduction of traffic impact in comparison to full occupancy of the existing office use. CRcg-fileserver\dcvclopdocProjects'North Andover Mitls\PennittingPhase R Pennits\Traffie\Traffic Impact Assesslnentrev120707.dOc 3 In support of the proposed commercial use along High Street, associated streetscape improvements along the east side frontage include bulb-outs (6 foot expansion of the sidewalk) that effectively define proposedp edestrian crosswalks and the limits of proposed on-street parking. These improvements are shown on the submitted Street Improvements Plan for the Phase I PDD Special Permit. The combination of on-street parking, along with the prominent pedestrian crossings will contribute to the overall reduction in vehicle operating speeds along High Street and thereby promote an overall safer traffic condition and more desirable pedestrian environment. It is recommended that the Town of North Andover consider lowering the speed limits along High Street (to 25 MPH) to further support the proposed street improvements. The proposed High Street improvements maintain the existing two-way traffic control at the intersection of Water and High Street. The addition of the proposed bulb-out at the northeast corner is consistent with the potential implementation of a four-way stop control for the intersection, as proposed in the Machine Shop Village Master Plan for the area. Reg-fileserver�developdoc'.Projects'�North Andover MillsTermittingThase fl Permits\TrafficATraf c Impact Assessmentrev120707.doe 4 0 r 1.0 Introduction This report assesses the traffic impacts associated with the proposed East Mill mixed use development in North Andover, MA(see Locus Plan). The project occupies the northeast quadrant of the High Street and Water Street intersection. Institute of Transportation Engineers (ITE)trip generation rates and standard traffic engineering practice and procedures have been utilized in this traffic impact study. 2.0 Methodology This traffic assessment has been prepared in accordance with the ITE's Traffic Impact Analyses for Site Development. (An ITE recommended practice) and review of the anticipated neighborhood area concerns with the North Andover Town Planner. The study includes the following: • An inventory and analysis of existing conditions for the study area intersections • An estimation of daily and peak hour trips generated by the proposed phased development • The distribution of AM and PM peak hour site generated traffic at the study area intersections • An evaluation of the future phased `Build' conditions at the study area intersections 3.0 Proposed Development The project proponent proposes to convert portions of the existing Mill office buildings (currently vacant)to residential, commercial and new supporting office uses and be phased over several years. The fully phased mixed use development will include 207_ residential units, 15,000 SF commercial and 50,000 GSF of office space. Access/egress will utilize the existing driveways off of High Street and Water Street. In support of the proposed commercial use along High Street, associated streetscape improvements along the east side frontage include bulb-outs (6 foot expansion of the sidewalk) that effectively define proposed pedestrian crosswalks and the limits of proposed on-street parking. `,Rcg-fileserverrdevelopdoc'Projects\North Andover Mills\Permitting\Phase 11 Permits\Traffic\Traffic Impact Assessmentrev120707.doc 5 L � 4.0 Study Area Land use in the vicinity is primarily residential to the south, east and north of the site and commercial to the west towards the Town Center. DCI has discussed the scope of the traffic study area with the Town Planner and the study area includes the following intersections. • High Street/Site Driveway • Water Street/Site Driveways • High Street/Water Street • High Street/Prescott Street • Water Street/Main Street • Main Street/Elm Street • High Street/Sutton Street/Chadwick Street • Prescott Street/Route 125/133 The Prescott Street/Route 125/133 intersection is traffic signal controlled while the other study locations are unsignalized. See Figure 2 for study area intersections. Rcg-fileservei developdoc`.Projects',North Andover Mills`.PennittingThase 11 Permits\Traffic\Traffic Impact Assessmentrev120707.doc 6 5.0 Street Network High Street is a Town-owned, north-south local collector roadway traveling from its intersection with Elm Street and Water Street, and north to Sutton Street, a total distance of approximately I/2 mile. In the vicinity of the site, High Street is 34-36 feet in width with one travel lane in each direction. Granite curb and cement concrete sidewalks are provided along both sides of the street. No parking is posted on both sides of High Street from Water Street to Prescott Street. The posted speed limit 30 MPH and stop control exists at the `T' intersections with Sutton Street and Chadwick Street. Elm Street is a town-owned street traveling north-south from Water Street to Main Street. At its intersection with Water Street, Elm Street is 35 feet wide with 2-hour parking on both sides. ^ fi T: W �� 4Yf �" � ������ Zvi b• xi�'ruz High Street looking north along the Site frontage Water Street is a Town-owned local/collector street traveling west/cast from Main Street to High Street and extending east as a local residential street to Clarendon Street. To the west, granite curb and cement concrete sidewalks with restricted on-street parking are provided along both sides of the 37 foot-wide pavement. East of High Street, curbs and sidewalks are provided on both sides with on-street parking allowed on the south side only for the available 30 feet of roadway width. The intersection of High Street and Water Street is.unsignalized with the eastbound and westbound Water Street approaches controlled by stop signs and painted stop bar. Painted crosswalks are provided for each leg of the intersection except for the east side crossing Water Street. A four-way stop control with upgraded crosswalks and wheelchair ramps meeting ADA requirements has been proposed for future implementation as part of the Town's Master Plan for the area. One concern raised for this proposal has been \Rcg-fileserver'decelopdoc`Pro jects'North Andover Mills\PenmittinePhase 11 Permits\Traffic\Traffic Impact Assessrnentrev120707.doc 7 introduction of stop control for the steep upgrade(10%)for southbound High Street that would potentially affect vehicle operations during snow/icy conditions. r V ✓ ����'" bf Yf '��3a• tN� x High Street looking south at the Water Street Intersection Elm Street is a town-owned street traveling north-south from Water Street to Main Street. At its intersection with Water Street, Elm Street is 35 feet wide with 2-hour parking on both sides. Elm Street travels south from the High Street/Water Street intersection to its intersection with Main Street. Elm Street and Green Street are offset by approximately 150 feet, creating two `T' intersections. Elm Street is 25 feet wide, providing one travel lane in each direction, and its approach is stop sign controlled. Main Street at this location is 32-34 feet wide, also providing one lane in each direction. Approximately 0.4 miles north of the Main Street/Elm Street intersection, Main Street intersects Water Street and creates a"Wye" intersection where Water Street is controlled by a stop sign. Main Street is 42-45 feet wide with parking allowed on both sides. Water Street is 35 feet wide and provides for one travel lane in each direction. Abutting land use is commercial and residential. Approximately 0.2 miles north of the High Street/Water Street intersection is the"Wye" intersection of High and Prescott Streets. Prescott Street is a residential street traveling east-west from High Street to its intersection with Route 125/133. At its intersection with High Street, Prescott Street is stop sign controlled. This intersection is somewhat channelized by a small island that allows two-way traffic on each side. Prescott Street travels east from High Street where it intersects Route 125/133. This 4- legged intersection is traffic signal controlled. Prescott Street is 25 feet wide west of the intersection and 20 feet wide to the east, providing single land approaches. Route 125/133 is 36 feet wide; providing single lane approaches. An exclusive pedestrian Reg-filescrver.devcIopdoc Projects`North Andover MiIIs\Permitting\Phase 11 Permits\Traffic\Traffic Impact Assessmentrev120707.doc 8 crossing phase is provided. Abutting land uses are a nursing home, residential, and a ball Feld. North of the High Street/Prescott Street intersection is the intersection of High Street/Sutton Street/Chadwick Street/Poor Street. There are stop signs on the High Street and Chadwick Street approaches to Sutton Street. Sutton Street is a major collector road that travels east-west from Main Street to Route 125/133. East of the intersection, Sutton Street is 42 feet wide and provides one lane in each direction and 8 foot wide shoulders. Speed limits are posted at 35 MPH. The south side of the intersection is channelized by an island that provides two-way traffic flows on each side. The west side (extension of Chadwick Street) is used for turning movements to and from the west along Sutton Street, while the east side (extension of High Street) facilitates turning movements to and from the east. Poor Street is a residential dead-end street that intersects Sutton Street on the north side. Two major driveways are located on High Street, opposite each other just south of the High Street/Prescott Street intersection. The driveway on the east side of High Street(46 feet wide) services the North Andover Mills development. This driveway will be utilized for the proposed East Mill Development. The driveway on the west side of High Street services the existing office use and also provides access to an existing condominium development (Sutton Pond). 6.0 Traffic Volumes Traffic volume data was obtained for High and Water Streets by utilizing two automatic traffic recorders (ATR's), which were placed on the roadways on Tuesday October 23, 2007. The ATR data indicates that High Street(between Water Street and the main site drive) carries approximately 4,205 vehicles per day with peak hour volumes of 494 vph. Water Street west of High Street carries approximately 3,660 per day with peak hour volumes of 315. This count data is further summarized as follows: Roadway Daily Volume AM Peak Peak Flow PM Peak Peak Flow (v d) Hour v h Direction Hour(vph) Direction High Street- Water Street W 4,205 494 63%NB 422 62% SB Wate Water Street —West of 3,660 315 63%EB 354 51% WB High Street Turning movements were manually recorded at the study area intersections from 7-9 AM and 4-6 PM in October, 2007. The recorded peak hour volumes were not adjusted for seasonal variation, as October volumes are an excellent representation of a typical weekday condition. The existing peak hour volumes are shown in Figure 3. `dZcg-tileservei dcNelopdoc,Projects.North Andover MiIIs\Permitting\Phase 11 Permits\Traffic\Traffic Impact Assessmentrev 1 207O7.doc 9 M to 7.0 Existing Traffic Operations DCI has performed capacity analyses to determine traffic operations (Levels-of-Service) at the study area intersections under existing 2007 peak hour conditions. Level-of- Service (LOS) is the standard technique used in traffic engineering to measure traffic flows and delays at intersections. Levels-of-Service are given letter designations with `A' at best, with little or no delays to `F' at worst, with forced flow conditions. Levels- of-Service were determined by performing capacity analyses based upon the Highway Capacity Software (HCS). Definitions of Levels-of-Service at signalized and unsignalized intersections are presented in the 2000 Highway Capacity Manual and the following tables define the relationship between Level-of-Service, control delay, and qualitative traffic flow. Level of Service Criteria for Signalized Intersections Level of Control Delay per Qualitative Description Service Vehicle (sec) A < 10 Good progression, few stops and short cycle lengths. B > 10-20 Good progression and/or short cycle lengths; more vehicle stops. C > 20-35 Fair progression and/or longer cycle lengths; some cycle failures; significant portion of vehicles must stop. D > 35-55 Congestion becomes noticeable; high-volume-to- capacity ratio; longer delays; noticeable cycle failures. E > 55-80 At or beyond limit of acceptable delay; poor progression; long cycles; high volumes; long queues. F > 80 Unacceptable to drivers. Arrival volumes greater than discharge capacity;long cycle lengths;unstable- unpredictable flows. SOURCE: Transportation Research Board 2000. Level of Service Criteria for Unsi nalized Intersections Level of Average Control Delay per Impact on Minor Street Traffic Service Vehicle (sec) A < 10 Little or no delay B > 10-15 Short traffic delays C > 15-25 Average traffic delays D > 25-35 Long traffic delays E > 35-50 Very long traffic delays F > 50 1 Unacceptable traffic delays to most drivers SOURCE: Transportation Research Board 2000. Delays and Levels-of-Service for study area intersections are in the following Table `A'. Rcg-fileserver\developdoc�Projects\North Andover Mills\PermittingThase II Permits\Traffic\Traffic Impact Assessmentrev1207O7.doc 10 y TABLE A-LEVEL OF SERVICE SIGNALIZED INTERSECTION Location/Movement Existing Condition AM Peak Hour PM Peak Hour V/C Delay LOS V/C Delay LOS (1) (2) (3) Prescott/Rt 125/Rt 133 0.49 12.0 B 0.69 18.0 B UNSIGNALIZED INTERSECTIONS Delay LOS Delay LOS High/Site Drive High NB Left 7.8 A 7.5 A High SB Left 7.8 A 7.5 A Site Drive EB Out 10.8 B 11.6 B Site Drive WB Out 11.5 B 12.2 B High/Prescott High SB Left 7.5 A 7.8 A Prescott WB 11.0 B 10.8 B High/Water High NB Left 7.6 B 7.8 A High SB Left 7.6 B 7.4 A Water EB 16.0 C 13.7 B Water WB 12.7 B 12.2 B High/Sutton/Chadwick Sutton WB Left 8.3 A 9.6 A High NB Right 10.8 B 17.2 C Chadwick NB Left 30.5 D 41.3 E Elm/Main Main EB Left 8.1 A 8.1 A Elm SB 13.9 B 18.8 C Water/Main Main SB Left 7.8 A 7.9 A Water WB 10.2 B 10.3 B (1) Volume/Capacity Ratio (2) Control Delay in Seconds (3) Level-of-Service Rcg-tileserverderelopdoc Projects`North Andover MillsTennittingThase It Pennits\Traffic\Traffic Impact AssessmentrevI20707.doc 11 T y As indicated in Table A, the signalized intersection of Route 125/133 and Prescott Street operates at a Level-of-Service `B' in the AM and PM peak hours. At the unsignalized intersections within the study area, all traffic movements are LOS `B' or better with the exception of the following locations/peak hour time periods. o The eastbound approach along Water Street at High Street operates at LOS `C' during the AM peak hour. o Left turns onto Sutton Street from High and Chandler Streets operate at LOS `D' during the AM peak hour and LOS `E' during the PM peak hour. Right turns onto Sutton Street operate at LOS `C' during the PM peak hour. o The southbound approach along Elm Street at Main Street operates at LOS `C' during the PM peak hour. 8.0 Accident Data Accident data for the most recent 3-year period from 10/25/2004 to 10/25/2007 was obtained from the North Andover Police Department as follows: Location No. of Accidents Crash Rate' High Street/Water Street 3 0.15 High Street/Prescott Street 0 0.00 Water Street/Main Street 0 0.00 Main Street/Elm Street 0 0.00 High St./Sutton St./Chadwick St. 3 0.17 Prescott St/Route 125/133 3 0.06 The MHD crash rate formula was used to calculate crash rates for the study area intersections. This crash rate is expressed in Million Entering Vehicles, which is standard to the Traffic Engineering profession. The District 4 average crash rate for signalized intersections is 0.88 and 0.63 for unsignalized locations. The crash rates for the study area intersections are significantly lower than average and therefore do not indicate a safety concern. 9.0 Future Traffic Volumes DCI has researched other area developments that may have traffic impacts on High and Water Streets and the study area intersections. No developments were identified based on discussions with the Town Planner and Town traffic consultant. The major roadways (Sutton Street, Main Street and Route 125/133) volumes have been increased by an annual growth factor of I%per year to account for general background traffic growth to develop future 2012 `No-Build' peak hour volumes. Peak hour traffic volumes for the 2012 `No-Build' Condition are shown on Figure 4. Based on peak hour count and 3 year crash data,. Rcg-tileservei developdoc'Projects\North Andover Mills\Pennitting'Phase II Pennits\Traffic\Traffic Impact Assessmentrev120707.doc 12 � f 10.0 Trip Generation and Distribution DCI has estimated the daily and peak hour site generated trips for the full build-out (Phases I to V) based upon trip rates presented in the ITE Trip Generation Manual—7th Edition. Table 1 —Vehicle Trips 207 Residential Condominium/Townhouse Land Use 230 Daily AM Peak Hour PM Peak Hour In—607 In— 16 In—73 Out—607 Out—76 Out—36 Total— 1214 Total—92 Total— 109 Table 2—Vehicle Trips 3,000 GSF Quality Restaurant Land Use 931 Daily AM Peak Hour PM Peak Hour In- 135 In-2 In- 15 Out— 135 Out— 1 Out—8 Total—270 Total—3 Total—23 Table 3-Vehicle Trips 12,000 Specialty Retail Land Use 814_ Daily AM Peak Hour PM Peak Hour In-266 In-4 In- 15 Out—266 Out—4 Out— 18 Total—532 Total—8 Total 33 Table 4—Vehicle Trips 50,000 GSF Office Land Use 710 Daily AM Peak Hour PM Peak Hour In —275 In—69 In— 13 Out—275 Out—9 Out—62 Total—550 Total—78 Total—75 Rcg-tileserverdevelopdocProJects`.North Andover Mills\Permitting\Phase li Permits\Trafe\Traffic Impact Assessmentrev120707.doe 13 Table 5 Vehicle Trips Total Mixed Use Development Daily AM Peak Hour PM Peak Hour In— 1283 In—91 In— 116 Out— 1283 Out—90 Out— 124 Total—2566 Total— 181 Total—240 Pass-by Trips Not all of the traffic attracted to the site will be new traffic on study area roadways. A portion of the vehicle-trips generated by the proposed development will be drawn from the existing traffic streams passing the site in the form of pass-by traffic, or from streets in the vicinity of the site in the form of diverted-link traffic. Pass-by trips are closely linked to the size of the development and to the volume of traffic on the adjacent street that can deliver the pass-by trip. Due to the relatively low traffic volumes on the adjacent street (less than 4,000 ADT),the East Mill site is not anticipated to experience a significant number of pass-by trips. A pass-by rate of up to 10%would be considered to be appropriate for the retail components of site-generated traffic. For a conservative traffic analysis, no reduction for pass-by trips was applied to the 2012 Build peak hour volumes. Trip Generation Summary The trip generation for the fully phased development is summarized on Table 5. The site generated peak hour trips have been distributed on the study area intersections based upon existing travel patterns within the study area and routes to major arterials in the area(see Figure 5). The resulting site generated peak hour trips are shown on Figure 6. The site generated peak hour trips have been added to the 2012 `No-Build' volumes and the resulting 2012 Build peak hour volumes are shown on Figure 7. AReg-tile,erverdevelopdoc`,Projects\North Andover MillsTermitting\Phase It Pennits\Traffic\Traffic Impact Assessmentrev I 20707.doc 14 11.0 Traffic Impacts In order to evaluate the traffic impacts associated with `The East Mill', it is necessary to compute an m - 'No- Build'compare delays - and Levels o p p y f Service for 2012 No Build and Build scenarios. TABLE B - LEVEL OF SERVICE SIGNALIZED INTERSECTION Location/Movement 2012 No-Build 2012 Build AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour V/C Delay LOS V/C Delay LOS V/C Delay LOS V/C Delay LOS (1) (2) (3) Prescott/Rt 125/133 0.51 12.4 B 0.71 21.0 C 0.53 12.6 B 0.75 23.8 C UNSIGNALIZED INTERSECTIONS AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour Delay LOS Delay LOS Delay LOS Delay LOS High/Site Drive High NB Left 7.8 A 7.5 A 7.8 A 7.5 A High SB Left 7.8 A 7.8 A 8.0 A 7.7 A Site Drive EB out 10.8 B 11.6 B 11.6 B 13.9 B Site Drive WB out 11.5 B 12.2 B 17.0 C 18.3 C High/Prescott High SB Left 7.5 A 7.8 A 7.5 A 8.0 A Prescott WB 16.0 B 10.8 B 11.9 B 11.6 B High/Water _ High NB Left 7.6 A 7.8 A 7.7 A 7.9 A High SB Left 7.6 A 7.4 A 7.7 A 7.5 A Water EB 16.0 C 13.7 B 20.2 C 17.8 C Water WB 12.7 B 12.2 B 14.2 B 14.1 B Water/Site Drives Water EB Left -- -- -- -- 7.4 A 7.4 A Site Dr SB -- -- -- -- 8.8 A 8.7 A (1)Volume/Capacity Ratio (2)Control Delay in Seconds (3) Level-of-Service �'Rcg-fileserver'de\elopdoclrojects'North Andover MiltsiPennittingThase If PennitsUrafficUraffic Impact Assessmentrev1207O7.doc 15 r � y UNSIGNALIZED INTERSECTIONS CONT'D) Location/Movement 2012 No-Build 2012 Build AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour Delay LOS Delay LOS Delay LOS Delay LOS High/Sutton/ Chadwick Sutton WB Left 8.3 A 9.7 A 8.4 A 9.8 A High NB Right 11.0 B 18.1 C 11.2 B 19.1 C Chadwick NB Left 33.5 D 47.3 E 36.4 E 56.4 F Elm/Main Main EB Left 8.1 A 8.2 A 8.3 A 8.3 A Elm SB 14.3 B 19.6 C 16.1 C 24.8 C Water/Main Main SB Left 7.9 A 7.9 A 7.9 A 7.9 A Water WB 10.3 B 10.4 B 10.5 B 10.7 B (1)Volume/Capacity Ratio (2)Control Delay in Seconds (3)Level-of-Service As seen in Table B, no changes on 2012 Level-of-Service occur at the signalized Prescott Street/Route 125/133 intersection from No-Build to Build conditions. At the unsignalized study area intersections, no changes in Level of Service occur except for the following locations/peak hour time periods. o The site drive westbound approach at High Street operates at LOS `C' during the AM peak hour versus LOS `B' for the 2012 No Build Condition. o The Water Street eastbound approach at High Street operates at LOS `C' during the PM peak hours versus LOS `B' for the 2012 No Build Condition. o Left turns onto Sutton Street from High and Chandler Streets operate at LOS `E' during the AM peak hour and LOS `F' during the PM peak hour versus LOS `D/E' for the 2012 No Build Condition. o The southbound approach along Elm Street at Main Street operates at LOS `C' during the AM peak hour versus LOS `B' for the 2012 No Build Condition. At the High/Sutton/Chadwick Street intersection, the analysis shows that the increase in average delay for left turns onto Sutton Street will be less than 10 seconds. The analysis also shows that long vehicle queues will not develop due to the relatively low traffic volumes involved. Field observations confirm adequate gaps along Sutton Street due to nearby traffic signals (Main Street to the west, Route 125/133 to the east). Rcg-tileserverdevelopdoc'Projects'North Andover MillsTennitting\Phase Il Permits\Traffic\TrafficImpact Assesstnentrev120707.doc 16 12.0 Sight Distance Sight distances for the existing site driveways along High Street and Water Street were field measured to and from thevehic oint where p les will stop prior to entering the traffic flow. Safe stopping distance enables a driver on the major road to perceive and react accordingly to a vehicle moving from the minor road to the major road. The values are based upon driver perception and reaction time and the braking distance for wet level pavement. Stopping sight distance is measured from an eye height of 3.5 feet to an object (vehicle) in the roadway. Sight distances at all of the site driveway intersections exceed 500 feet due to the relatively tangent horizontal and vertical alignments of High Street and Water Street in the vicinity. The field measured distances exceed the AASHTO(1) safe stopping distance requirement (200 feet) for 30 MPH travel speeds as well as the intersection sight distance requirement of 375 feet for vehicles safely turning left or right onto the main street. Consequently the existing sight distances are adequate with respect to this accepted criteria. 13. Warrant Analysis Warrants for implementation of proposed four-way stop control were reviewed for the intersection of High Street and Water Street. The Manual on Uniform Traffic Traffic Control Devices (MUTCD)provides guidance with minimum criteria that may be used to determine the need for implementation(see Appendix). Review of the existing operating condition indicates that the existing traffic volumes, accident experience and relatively low pedestrian activity do not warrant four-way stop control. The proposed 2012 Build Condition does not show a need based on vehicle traffic volumes alone (High Street volumes do not meet the minimum criteria—see Appendix). However, the potential for increased pedestrian activity in the future across High Street, combined with overall traffic operating concerns may show the need for future implementation consistent with the Town's long range plan for the area. (1)American Association of State and Highway Transportation Officials `'Rcg-fileservei developdoc`Pro jects'North Andover Mills\PennittingThase 11 Pennits\Traffic\Traffic Impact Assessmentrev1207O7.doc 17 14. `By Right' Development Scenario A comparison of traffic impact was undertaken between the proposed mixed use development and a `By Right' scenario allowing for 150,000 SF of existing office use that is currently vacant. The following Table 6 summarizes the comparison of site trip generation. The results show an overall reduction of daily trips under the `By Right' Scenario but an increase in directional peak hour trips entering the site in the morning and exiting the site in the evening. Table 6—Comparison of Site Trip Generation (Vehicle Trips) Proposed `By Right' Mixed Use (150,000 GSF Office) Daily 2566 1650 AM Peak Hour In 91 205 Out 90 28 Total 181 233 PM Peak Hour Total—240 In 116 38 Out 124 186 Total 240 224 The `By Right' development traffic was added to the 2012 No Build Peak Hour volumes, LOS analysis performed and the following Table C provides a LOS comparison with the proposed mixed use development. TABLE C - LEVEL OF SERVICE SIGNALIZED INTERSECTION Location/Movement 2012 Build—Proposed Mixed Use 2012 Build— 'By Right' Scenario AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour V/C Delay LOS V/C Delay LOS V/C Delay LOS V/C Delay LOS (1) (2) (3) Prescott/Rt 125/133 0.53 12.6 B 0.75 23.8 C 0.52 12.7 B 0.74 28.9 C (1)Volume/Capacity Ratio (2)Control Delay in Seconds (3)Level-of-Service F2cg-tiiescrvcr developdoc?Projects`North Andover MOWPermitting\Phase II Permits\Traffic\Traffic Impact Assessmentrev120707.doc 18 M • • TABLE C - LEVEL OF SERVICE (CONT'D) UNSIGNALIZED INTERSECTIONS Location/Movement 2012 Build-Proposed Mixed Use 2012 Build- 'By Right' Scenario AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour Delay LOS Delay LOS Delay LOS Delay LOS High/Site Drive High NB Left 7.8 A 7.5 A 7.8 A 7.5 A High SB Left 8.0 A 7.7 A 8.3 A 7.9 A Site Drive EB out 11.6 B 13.9 B 12.4 B 13.2 B Site Drive WB out 17.0 C 18.3 C 18.0 C 18.0 C High/Prescott High SB Left 7.5 A 8.0 A 7.5 A 8.1 A Prescott WB 11.9 B 11.6 B 12.3 B 11.6 B High/Water High NB Left 7.7 A 7.9 A 7.6 A 8.0 A High SB Left 7.7 A 7.5 A 7.8 A 7.4 A Water EB 20.2 C 17.8 C 23.3 C 16.6 C Water WB 14.2 B 14.1 B 14.2 B 13.9 B Water/Site Drives Water EB Left 7.4 A 7.4 A 7.4 A 7.4 A Site Dr SB 8.8 A 8.7 A 8.8 A 8.7 A High/Sutton/ Chadwick Sutton WB Left 8.4 A 9.8 A 8.5 __ A 9.8 _ A High NB Right 11.2 B 19.1 C 11.0 B 19.7 C Chadwick NB Left 36.4 E 56.4 F 34.5 E 62.8 F Elm/Main Main EB Left 8.3 A 8.3 A 8.4 A 8.3 A Elm SB 16.1 C 24.8 C 15.4 C 29.1 D Water/Main Main SB Left 7.9 A 7.9 A 8.0 A 7.9 A Water WB 10.5 B 10.7 B 10.3 B 10.8 B (1)Volume/Capacity Ratio (2)Control Delay in Seconds (3)Level-of-Service Rcg-tileserver developdoc?Projects\North Andover MillsTermittin&hase II Pennits\Traffiic\Traffic Impact Assessmentrev120707_doc 19 For the `By Right' Scenario, the pertinent differences in peak hour Level of Service (a difference in average delay of over 5 seconds) are as follows: o An increase of 5 seconds during the PM peak hour at the signalized intersection of Prescott Street/Route 125/133 while maintaining LOS `C'. o An increase of 8 seconds for left turns onto Sutton Street from High and Chandler Streets during the critical PM peak hour(LOS F). o An increase of approximately 5 seconds for the Elm Street southbound approach at Main Street during the PM peak hour(LOS C to D) In summary, the higher directional peak hour volumes generated by the `By Right' Scenario has a greater traffic impact than the proposed Mix Use Development. 15.0 Conclusions The proposed East Mill mixed use development will generate an estimated 181 vehicle trips in the AM peak hour, 240 in the PM peak hour and 2,566 trips daily. Due to the relatively low traffic volumes involved, the site generated peak hour trips will have a minimal impact on the surrounding roadways and intersections. The only significant change in Level of Service resulting from the new site traffic is the High/Sutton/Chadwick intersection which will operate at LOS E/F during the peak hours. This is a typical condition for side streets intersecting heavily traveled roadways such as Sutton Street that otherwise do not have sufficient volumes to warrant installation of a traffic signal. It should also be noted that the proposed mixed use development results in a reduction of traffic impact in comparison to full occupancy of the existing office use. In support of the proposed commercial use along High Street, associated streetscape improvements along the east side frontage include bulb-outs (6 foot expansion of the sidewalk) that effectively define-proposed pedestrian crosswalks and the limits of proposed on-street parking. These improvements are shown on the submitted `Street Improvements Plan for the Phase I PDD Special Permit'. The combination of on-street parking, along with the prominent pedestrian crossings will contribute to the overall reduction in vehicle operating speeds along High Street and thereby promote an overall safer traffic condition and more desirable pedestrian environment. It is recommended that the Town of North Andover consider lowering the speed limits along High Street (to 25 MPH) to further support the proposed street improvements. The proposed High Street improvements maintain the existing two-way traffic control at the intersection of Water and High Street. The addition of the proposed bulb-out at the northeast corner is consistent with the potential implementation of a four-way stop control for the intersection, as proposed in the Machine Shop Village Master Plan for the area. \\Rcg-fiIeserver'developdoc`Pro jects'North Andover Mills\PermittingThase 11 Permits\Traffic\Traffic Impact Assessrnentrev120707.doc 20 Exhibit H Fiscal Impact Study Fiscal Impact Analysis East Mill Renovation North Andover, Massachusetts November 8, 2007 1.0 Overview Connery Associates has prepared a Fiscal Impact Analysis for the adaptive reuse of the East Mill in North Andover Massachusetts for RCG North Andover Mills LLC of Somerville Massachusetts. This Fiscal Impact Analysis is intended to fulfill the Site Plan Review requirements of Section 8.3(5)(3)(xxviii)of the North Andover Zoning Bylaw which requires the preparation of a fiscal impact report. The scope of this analysis focuses on Phase II of the multi-phased development of the 22.6 acre site, which includes the following components: (1)upgrades and renovations to existing buildings to improve the marketability of the current vacant office space; (2) introduction of higher value retail uses to existing vacant office space; (3) conversion of 65,000 square feet of vacant office space into 50 (studio, one bedroom, and two bedroom) rental apartments; and (4)the construction of 137 new(one and two bedroom) condominiums. Given the high vacancy rate of the property in its current state,there will be significant positive fiscal impacts associated with the commercial and residential components of this proposal. The infrastructure improvements,physical renovations, expansion of parking areas, and expansion of allowed uses will likely lead to higher occupancy rates, higher rents, and stabilization of expenses, which will accrue to the Town's tax base through assessed values and positive externalities on the Downtown/Main Street area as well as the surrounding neighborhood. The analysis focuses in detail on the residential component (207 residences) of the Master Plan for the redevelopment of the site (both Phase I and 11). However, to provide a more comprehensive understanding of the fiscal value of the entire Master Plan for the East Mill redevelopment project, the analysis also reflects the fiscal value and 15,000 sq. ft. of new retail/restaurant space permitted in Phase I and an additional 50,000 sq. ft. of newly renovated commercial space in Phase Il. The primary objective of this study is to provide the Town of North Andover with a sound estimate of the annual net fiscal impact of the entire East Mill redevelopment project as reflected in the owner's proposed redevelopment master plan. Fiscal Year 2008 data for operational expenditures has been employed for this study, and values are expressed in current dollars. For purposes of clarity,the larger values have been rounded to the nearest $1,000 in appropriate instances. Table 1, below, indicates the various components of the proposed residential unit mix of Phase II as well as the previously approved Phase I. 1 Table 1 Residential Unit Type Condominium Tye Number of Units Phase I Approved Phase 11 Proposed 1 bedroom market rate 0 41 2 bedroom market rate 0 96 Total 0 137 Apartment Type Number of Units Phase I Approved Phase II Proposed 1 bedroom market rate 8 21 2 bedroom market rate 12 29 Total 20 50 2.0 Summary of Findings • The residential components of the East Mill master plan for redevelopment (both Phase I and Phase II) are projected to generate approximately $564,000 in gross annual revenue; having a cost to revenue ratio of 0.53 and a net annual fiscal benefit of$266,000. • The commercial components of the East Mill master plan for redevelopment (both Phase I and Phase Il) are projected to add an additional $92,000 of annual net fiscal benefit • The combined residential and commercial components of the east Mill Renovation (Phases I and II)are projected to generate an annual net fiscal benefit of approximately $358,000, in current dollars. • The residential components of Phase I and II are projected to generate 16 students. Enrollments could begin in the 2009-10 school year and average 3 students per year for a five years period. • The East Mill renovation(Phases I and 11)will generate approximately $200,000 in building permit fees associated with the residential component and$250,000 overall. 2 • The East Mill (Phases I and II) is projected to add approximately $59,250,000 to North Andover's total assessed valuation and represent a major source of new growth tax benefits. • The East Mill renovation project is projected to add approximately $3,400,000 to local retail expenditures and assist in supporting existing local businesses, particularly the downtown/Main Street commercial businesses. 3.0 Summary of Methodology The analysis divides municipal residential service cost into two broad categories; education costs and general service costs (all other non-school costs). For each general service cost category, a per capita cost analysis was undertaken for those municipal departments where there is a measurable service cost. The Per Capita Method is appropriately applied to residential development rather than commercial development since it assumes that there is a direct relationship between numbers of people and municipal service demands. Additionally, the per capita approach was selected because it almost always generates a conservative (high) cost estimate and provides the community with a cautious general service cost estimate. The analysis also takes into account the average commercial /industrial service cost incurred by municipal departments for the provision of public services; and accordingly deducts a service cost amount in order to more accurately illustrate the residential service cost. To determine the estimated annual general service cost we examined the proposal's impact on a department by department basis. Full per capita service costs for items like police and fire were included as well as all human service costs such as libraries, recreation, elections, public health. However, since the proposal includes private assumption of traditional public responsibilities such as internal road maintenance,trash collection, lighting, and snow plowing; we made adjustments and reduced public works costs accordingly. Importantly,there are departments or budget line items that will not be fiscally impacted by the proposal in a measurable way. Examples of non included items are the existing debt, existing employee salary/benefits/insurance, overlay accounts and free cash. Further, we did not add costs relative to general government (Town Boards and Town Manager) since no measurable costs were apparent except for the instance of the Town Clerk, and election functions which have been included in the cost estimates. After determining the per capita costs for the impacted departments we applied said value to the estimated population of the proposal to generate an annual general service cost. For education costs, we examined the current education budget and given our estimate of the average annual number of school aged children to be generated by the proposal, we developed an estimated total annual cost. Our education cost analysis was based the cost of instruction(with all associated employment benefits), special education costs,the cost of supplies and materials per student, anticipated transportation costs, and a prorate share of any identifiable capital costs. The resulting value represents the estimated total incremental education cost assigned to the proposal. 3 Determination of municipal service cost represents only one part of the fiscal equation. To estimate the net annual fiscal profile we examined the revenue stream to be produced by the proposal. In this instance for the apartment component we employed the income method based on anticipated rents to determine assessed value. For the condominiums we employed the full and fair market approach. We also examined the value of local receipt revenue including automotive excise taxes and potential for any additional Chapter 70 foundation school aid. We combined all revenue sources to determine a gross revenue stream. Items such as public works enterprise funds or ambulance service re- imbursements were not calculated as part of the revenue stream (or the cost element) since they are essentially pay as you use services. Relating the total annual estimated service costs of the proposal to the total annual estimated revenue stream generates the annual fiscal profile for the residential component. For the commercial component we generated estimated assessed value based on local and regional assessed value per square foot for similar uses and applied the tax rate to generate estimated gross revenue. Further, we factored a commercial service cost estimated on a per sq ft basis to arrive at a net fiscal value for the commercial components. 4.0 Residential Fiscal Impact We have divided municipal expenditures into two broad categories: school expenditures by which is meant the incremental cost of adding new school age children to the public school system; and non-school costs which represents all other forms of municipal service costs i.e. public safety, cultural, recreation, and other public services. 4.1 Education Costs For North Andover, as in most communities, education is the single most expensive residential municipal service cost. In FY2008, the total operating school budget for North Andover, including all employee benefits is approximately $40,000,000. However, in large measure the cost of adding new students is not an application of the cost per pupil times the number of new students because administrative, physical plant and certain operational costs are rarely impacted. Additional school costs vary from community to community but in general they are a function of the physical capacity/ physical condition of the existing system, local enrollment trends, and the underlying growth rate of the community. If a school system has considerable or moderate physical plant capacity, a stable to slow student enrollment growth pattern, and a low community population growth rate, the incremental cost associated with the addition of new students is usually considerably less than the average per student cost. However, if the overall school system is experiencing rapid enrollment gains, and community wide population growth rates are high and projected to remain high, it is likely that any additional students may generate an increase in staff, redistricting or in some cases additions to the physical plant. In this instance, our review of total enrollment indicates that from 1998 to 2007 enrollment has increased by approximately 700 students (3900 to 4,600) or an annualized 4 growth rate of 2%per year, a significant annual growth rate considering the region as a whole is experiencing stability or small declines in total enrollment. However, we note that in recent years -there has been a noticeable increase in private school enrollment, (as high as 20%). If this trend continues, it will likely lead to some level of overall enrollment decline. For the purposes of this report we have assumed that any new students generated by the proposal would attend the existing school system. Therefore, the cost of adding new students is a marginal or incremental cost i.e. a function of new instructors, supplies, special education, and transportation costs. Table 2 below illustrates the values used to estimate the number of school aged children by unit type. The total number of school aged children (SAC) represents an"average year", however, it should be anticipated that the actual number of students may fluctuate on an annual basis by five to ten percent. As part of this report,we are submitting a copy of Housing the Commonwealth's School Aged Children prepared in 2003; the report was prepared for the Citizens Housing and Planning Association(CHAPA). The report is the most detailed survey of student generation by multi-family housing types in Massachusetts. Among its key findings, are that building type, location, and number of bedrooms play a significant role in student generation rates. Residential developments with two or less bedrooms per unit were found to generate relatively few school aged children, while three bedroom multi family units generated more school aged children but still considerably less than single family development. Another important factor in the generation of school aged children from multi-family development is the issue of traditional neighborhood location versus an atypical or isolated location. If a site is perceived to simply be different from a"traditional"neighborhood, or if the site is a stand alone location without easy pedestrian links to surrounding neighborhoods, or secure private play space, or located in a mixed use or commercial setting,then the number of school aged children per unit type may decline by up to 80% from the multi-family developments in typical locations. It has been our experience that atypical locations have at least four of the following characteristics: • Multi family locations and building types that are not physically or easily connected by pedestrian access to surrounding established residential neighborhoods; or are set off from traditional neighborhoods. • Multi-family residences that provide minimal safe private recreation areas for children. • Multi-family residential development located above commercial uses. • Multi-family residences accessed primarily by elevators. • Multi-family locations located in primarily mixed use or commercial settings. 5 In this instance we believe the East Mill site has some atypical location criteria, as noted above, but not all. While we believe the number of school aged children will be lower than what is generated from a typical or traditional multi-family location we have employed regional and North Andover enrollment data for established and traditional locations as the basis of our school aged children estimate in order and create a conservative estimate. As indicated by Table 2 below the studio and one bedroom units will not generate school aged children on any consistent basis; all the additional school aged children will emanate from the two bedroom residences and there are no family oriented three bedroom residences. The relatively high percentage of one bedroom units (34%) significantly depresses the school enrollment as does the absence of three bedroom units. Table 2. School age Children by Unit Type— Phases I and II Residence Type Number Students/unit Students Studio and one 29 0.00 0 bedroom, rental One bedroom 41 0.00 0 condominium Two bedroom 96 0.10 9.60 condominium Two bedroom rental 41 0.15 6.15 Total 207 0.08 15.75 (16 As indicated, we anticipate that the East Mill will generate approximately 16 additional students at the time of project completion. If we assume that the proposal will take five years to complete we can anticipate approximately three (3) students per year stating in the 2009 -2010 school year. It is estimated that approximately nine (9)new students will attend the various elementary and middle school grades and seven(7)will attend various high school grades. To determine the education costs associated with 16 additional students we have employed the following estimates in the preparation of Table 3 below: for each additional new teacher we have allotted $70,000 dollars for salary and benefits; to cover services, supplies, and equipment costs we have assigned a cost$1,000 per student; to account for special needs cost, we have assigned $16,000 per special education student, and assumed that 16% of all students will require some form of special needs assistance. Additionally, we assumed that while generating relatively few students there may be additional transportation costs and therefore added a cost of$1,000 per additional student. As indicated by Table 3, the sum of the various costs represents the total estimated annual education cost. 6 Table 3. Estimated Annual Education Costs Number Number Cost of Services/ Special Bus Total of of Instruction Supply Needs Route Education Students Teachers (1) Cost(2) Cost(3) Cost (FTE) 16 1.0 $70,000 $16,000 $48,000 $16,000 $150,000 (1) The services and supplies costs are calculated for all 16 students. (2) 3 special need students at$16,000 per student. (3) Assumes a cost of$1,000 per student for annual transportation cost. Based on the total costs indicated in Table 3 above,we can estimate the cost per new student at approximately $9,357; ($150,000 total education cost divided by 16 new students). For purposes of comparison,the current net school spending per student is approximately $9,000. Subtracting the approximately, $1,000 in state aid per student nets a local cost of$8,000 per student. For the purposes of this report we will employ the methodology indicated above and the higher cost per student in order to provide a conservative (high) school cost estimate. Accordingly method we can estimate an increase to annual school cost of$150,000 i.e. $725 per proposed unit. 4.2 General Service Costs In calculating general service costs, we examined the operating budget of each municipal department. If the nature of the proposal was determined to have a direct impact in a measurable manner on a municipal department, said budget were included as part of general service cost analysis. However,not all municipal departments are impacted. In this instance, we can determine no fiscal impact to such items as the Reserve Fund, Legal Department, Board of Selectman, Assessors, and various other town administrative boards. The East Mill proposal will pay building permit and various other construction fees; therefore, there is no incremental cost impact to the building department during the construction phase of the proposal. Finally, the proposed renovations will pay the public works enterprise fund fees as do all residential uses in North Andover, and therefore, have not been included as an additional incremental cost(or revenue). General Service cost is primarily driven by population demand; and is often expressed as a per capita cost. In this instance the 207 approved(20) and proposed residences (187) have estimated population of approximately 1.75 people per household, a ratio lower than the existing town average of 2.6 people per household (2000 US Census); a number that is heavily influenced by the predominance of single family houses with four to five bedrooms, as compared to the proposed residential component which averages 1.75 bedrooms per unit. Accordingly, we can anticipate a total population of approximately 365 people at full build out. As indicated in Table 5 below, where no measurable departmental cost impact is anticipated, we have indicated said decision by showing a zero in the fiscal impact column. Column one (left to right) lists the individual operating budgets; column two 7 indicates the FY07 budget, column three (moving left to right) indicates the current per capita cost; and column four indicates the anticipated incremental cost is anticipated. The values in said column are a function of 365 new residents multiplied by the existing departmental costs per capita. Adding the individual departmental cost impacts generates the estimated total general service cost per year, and dividing said number by the total of 207 units generates the general service cost per residential unit. As with the school cost estimates the sensitivity is 5%to 10%per year(in either direction) given background economic or unknown general service cost factors. Table 5. General Service Impact by Service Category Departmental FY08 Budgets Cost per Fiscal Budget Capita FY08 Impact i 2 General Government $ 2,400,000 $ 88 $ 32,100 Services Public Safety $ 8,290,000 $305 $111,300 Public Works $ 4,616,000 $170 $ 0(3) Health and Human $ 765,000 $ 28 $ 10,200 Services Culture/Recreation $ 750,000 $ 28 $ 10,200 Total $17,021,000 $ 163,800 (1) Assumes a population of 27,200 (2) Based on 365 new residents (3)All public works costs currently provided to public ways,all other items will be the responsibility of the owner. Given the estimated additional population of 365; the initial general service cost estimate is $163,800. However, departmental operating budgets also service non-residential uses (commercial, industrial and institutional uses). Using the proportional valuation method detailed in The Fiscal Impact Handbook by Burchell and Listokin, we estimate that 10% of current total service costs by affected department are attributable to non-residential land uses. 163,800 total general service cost noted above for residential uses by,by 10% to $147,500. Accordingly, the estimated general service cost per proposed residence is estimated to be $713. Table 6. Total Municipal Service Costs —Residential Phases I and II Number of Education Non-education Total Service Total Annual Residences Cost per Unit Cost per Unit Cost per Unit Service Cost 207 $725 $713 $1,438 $297,666 8 5.0 Revenue Sources and Cost to Revenue- Residential The proposed residential community will have both for sale and rental opportunities. The rental properties will be assessed using the income method and the for sale properties the full and fair market value technique. Using an estimated market rent value of$2.00 per square foot and a market rentable area of approximately 1000 square feet,the 70 market rate rental units will generate a gross annual rent of$1,680,000. Using the above noted gross income and assuming a 5% vacancy rate, a 30% operation and maintenance deduction, and a cap rate of 0.11; we estimate the taxable value of the proposed development to be approximately$9,927,000. Accordingly, the $10.45 tax rate yields an annual property tax of approximately$103,700 or $1,482 per unit. The condominium component will be taxed using the full and fair market value. Assuming an average of$300 per foot for an average 1,000 square foot unit the 137,000 sq. ft. of market rate condominiums will have an assessed value of approximately $41,100,000. Accordingly,the condominium component will generate approximately $429,000 in annual property taxes or $3,131 per unit. The total assessed valuation for the combined condominium and rental components is approximately $51,000,000; and the annual property tax yield for both the rental and condominium components will be approximately$533,000 with a composite tax per unit of$2,576. Table 7 below, illustrates the various revenue sources that are associated with the proposal. The projected revenue steam includes property taxes, local receipts and excise taxes. The far right column of Table 6 indicates the cost to revenue ratio for the proposal as a whole. This ratio represents the average annual fiscal profile or the percentage of every revenue dollar received needed to cover all service costs. The cost to revenue ratio serves as fiscal shorthand to indicate the order of magnitude of the estimated annual fiscal gain or loss. From year to year this may vary from 5%to 10% (in either direction) depending on background economic conditions. In this instance the estimated cost to service ratio is 0.53, a fiscally positive outcome. Table 7. Service Cost to Revenue Ratio— Residential Phase I and II Residential Average State Excise Average Service Cost Cost to Component Property. Aid(1) Taxes(2) Revenue per Unit Revenue Tax per Unit Ratio 207 $2,576 $0 $151 $2,727 $1,438 0.53 Residences 9 1. We determined that for the 16 additional students added over a period of 5 years,the nature of the state aid formula is such that will most likely not generate any incremental Ch.70 education aid. 2. We calculated an annual excise tax of$87,750(330 on site vehicles at$95 per year($31,350)or $151 per unit). In current dollar terms, the residential component of the East Mill renovation effort (Phases I and Il) are projected to generate approximately $564,000 in annual revenue (property and excise tax) and $298,000 in annual municipal service cost. The annual net fiscal benefit will be approximately$266,000 based on an annual average service cost to revenue ratio of 0.53. 6.0 Commercial Component The commercial aspect of the East Mill redevelopment is already underway with 64,478 square feet of occupied office/medical/rand d and warehousing. Further, the previously approved Phase 1 has permitted an additional 15,000 square feet of retail and restaurant space which based on our review of existing retail values in North Andover we can anticipate an assessed value of$3,000,000 at completion. Phase II includes an additional renovated 50,000 square feet of commercial space. While the mix of commercial space will likely change, we have assumed(for the purposes of this estimate) the following: 25,000 sq ft of office space at an assessed value of$80 per foot, 15,000 sq ft. of retail/restaurant space at$150 per sq ft. and 10,000 sq ft of medical space at $100 per sq. ft. of assessed value. Table 8 below summarizes the anticipated additional fiscal characteristics of the proposed commercial component in Phases I and Il using the assessed values noted above and the service cost per square foot used in the Ozzy Properties Fiscal Analysis of April 2007 which was peer reviewed and accepted by the Town of North Andover(i.e. 21 cents per foot for renovated space). Table 8. Net fiscal Estimate-Commercial Component Commercial Square Assessed Annual Service Cost Net gain, Use Feet Value Taxes (loss) Retail Phase 1 15,000 $2,250,000 $28,900 $ 3,200 $25,700 Commercial Phase 2 50,000 $6,000,000 $77,000 $11,000 $65,000 Retail, Office/Medical Total 65,000 $8,250,000 $105,900 $14,200 $91,700 As indicated by Table 8, the approved commercial components of Phase I and the proposed additional commercial component of Phase Il will generate approximately $92,000 per year in net fiscal benefit. 10 Combining the net fiscal benefit($92,000) from the Phase I and II commercial components with the net benefit($266,000), from the 207 residences Phase I and II generates, an annual net fiscal benefit of approximately$358,000 (current dollars) is anticipated. 7.0 New Growth Tax Benefits Consistent with State regulations the taxes generated by new growth may be collected and used as a revenue source for one year before becoming part of total assessed valuation and subject to mandated levy limitations. This feature of municipal finance was designed to provide municipalities with budgetary flexibility and to encourage new growth. As the project is constructed the appropriate tax year value will be calculated as new growth revenues. Over a five year period,the proposal will add approximately $59,250,000 million dollars to the total assessed valuation of the community and will allow the taxes collected from said development to be treated as new growth revenue. 8.0 Construction Permit Revenue and Utility Connection Fees In addition to property taxes and excise taxes the proposed residences and commercial development will generate building permit, electrical, and plumbing fees. We estimate that the proposal will generate approximately $250,000 dollars in additional fees, (local receipts), during the project build-out period. Said fees will be one time fees but will constitute a short term immediate fiscal benefit to the community. Given that the local project management costs will likely not exceed $50,000,the large majority of said fees will constitute a net income to the Town before completion of the proposal and before any attendant service costs accrue. 9.0 Economic Impact and Related Fiscal Benefits. Based on the anticipated rental values we estimate that the average new household income will be at least $100,000. The total disposable income (including food and clothing purchases) will be at least 25%of the gross income of the new residents. Therefore, each household will have approximately $25,000 of annual disposable income. Given the variety and amount of retail and service establishments in the immediate environs it is conceivable that sales in the primary market area will capture at least 30% of available disposable income. At said rate, each of the 207 residential units will expend up to $7,500 within North Andover for a total of$1,550,000 dollars annually. Using the traditional retail multiplier of 2.2,total retail sales will be approximately $3,400,000 million dollars per year within North Andover. This additional expenditure will add support to the commercial tax base of the community and given the location of the proposal constitute a considerable economic benefit to existing Downtown/Main street commercial businesses. 11 Appendix 1 Comparable Multi-family Locations— Regional Name/Location Number of Number of Students per Residences Students Residence Canton Center 268 12 0.044 Village at Vinnen 518 8 0.015 Square Swampscott Cronin's Landing 281 1 0.014 Waltham Long View Place 348 2 0.006 Waltham Park View 350 10 0.035 Winchester Wellinton Place 137 10 0.073 Medford Coolidge St. 342 6 0.017 Condominiums Watertown Jefferson at Salem 265 30 0.113 Station, Salem (40B) Oak Grove Village 267 4 0.015 Melrose (Phase 1) Parkway Mystic, 48 1 0.200 Arlington Total 2,948 75 0.0254 ** The unit mix of the above is approximately 35% one bedroom, 55%two bedroom, and 5%three bedrooms. The affordable rate is approximately 5%. 12 s North Andover Multi-F mily 2007 No.of No. No.of No.of Students %of 3 or more Units Affordable 1-BR 2-BR 3-BR 4-BR BRs Students per Unit per BR BRs Site Woodridge Homes 230 230 92 69 46 23 460 141 0.613 0.307 30.0% 32 0 0 32 0 0 13 0.0% Andrew Circle 64 0.406 0.203 24.9% Village Green 205 0 28 126 51 0 433 55 0.268 0.127 18.3% Heritage Green 438 0 56 302 80 0 900 100 0.228 0.111 13.1% Meadow View 168 0 36 110 22 0 322 38 0.226 0.118 Royal Crest 588 0 0 444 144 0 1320 94 0.160 0.071 24.5% 10.0% Mill Pond 120 0 0 108 12 0 252 18 0.150 0.071 39 0 0 39 0 0 3 0:0% Alcott Village 78 0.077 0.038 Brookside 29 0 0 1 28 1 0 59 2 0.069 0.034 3.4% 1.1% Sutton Pond 187 0 102 83 2 0 274 3 0.016 0.011 Total 2036 230 314 1,341 358 23 4162 467 0.229 0.112 North Andover Average 15% one bedroom 66%two bedroom 19%three and four bedroom East Mill Renovation 29% one bedroom 71%two bedroom 0% three or more bedrooms 13 Appendix 2 Multi-family SAC Generation Rates by Community (204-07)** Name/Location Number of Multi- Number of Students per Family Residences Students Residence Town of Acton 2,271 267 0.117 Incl. 40B Town of Andover 636 104 0.163 Town of Concord 122 13 0.106 Multi-family rentals Boxborough 572 74 0.129 Condominiums Reading 527 49 0.092 Condominiums Incl. 40B Scituate 112 10 0.089 Condominiums Marshfield 445 83 0.186 Condominiums Incl. 40B Total 4,685 590 0.126 ** The unit mix of the comparables noted above is approximately 30% one bedroom, 62%two bedroom and 8%three bedroom. The affordable rate is approximately 11%. 14 About the Author John W. Connery Connery Associates Principal Education: Master of City Planning Ohio State University 1971 Bachelor of Arts Boston University 1969 Experience: Mr. Connery has 36 years of community planning experience. He has worked in the Mid West and for the past 33 years in New England. As founding principal of Connery Associates in 1980, he has had over 250 municipal and private clients. Mr. Connery has developed an expertise in municipal zoning, fiscal impact analysis, and project permitting. His professional assignments have included numerous downtown redevelopment projects, community master plans, zoning studies, and cost of development/fiscal impact studies. Working with Goody Clancy and Associates in 2001 he completed and had adopted the Zoning Plan for Eastern Cambridge with the associated fiscal impact analysis. Mr. Connery's current private sector projects include various residential and commercial fiscal impact studies in Massachusetts including the expansion of Mashpee Commons, the Natick Mall, and life style shopping centers in Dedham, Lynnfield, and Westwood. Further, Mr. Connery has also recently prepared fiscal analyses for senior living facilities in Lynnfield, Braintree, Sharon and Dedham Massachusetts. He is also preparing fiscal impact studies for various 40B and traditional residential developments throughout the Commonwealth; and he is currently preparing comprehensive zoning amendments for Lynn, Watertown, Lawrence, Melrose and Malden Massachusetts. With Judi Barrett (principal author) of Community Opportunities Group he has assisted in the development of a 42 community case study regarding the relationship of school aged children and multi-family housing and the resulting fiscal impacts. Mr. Connery has also taught one-semester courses in urban planning at the University of Massachusetts at Boston and at Boston University, and has been a guest lecturer at both Harvard and Tufts University Graduate School on a number of occasions. He has been employed as an expert land use and zoning witness before both the Land Court and Superior Court for both public and private clients. He is a past president of the Massachusetts Consulting Planners Association and an active non-professional member of the American Institute of Archaeologists. Telephone 781 665 8130 Fax 781 665 5864 E-mail: JohnConnery@comcast.net 15 t J Exhibit I Parking Allocation Exhibit I: Parking Allocation EAST MILL PHASE ILA PARKING ALLOCATION 1/18/2008 CURRENT USES On site GFA Use PS Required Converse Inc. Archive 2,985 Warehouse 6 The Dentists Collaborative 4,200 Medical Office 16 Aurora Imaging 36,179 Manufacturing/R&D 72 School Department 9,614 Office 32 Cambridge Soundworks 11,500 Office/Fabrication 34 Remaining Commercial Space 50,000 Office 167 Subtotal 114,478 327 Off site Schneider Electric - 524 Total Allocated to Existing Users 851 Phase 1 20 Residential Units 20,000 Residential 40 Restaurant 3,000 Restaurant 45 Retail 12,000 Retail-General 72 Total Phase I Spaces Required 35,000 157 Total Required Spaces 1,008 Existing Offstreet Parking 1,018 CURRENT SURPLUS/(DEFICIT) 10 PROPOSED USES Phase IIA 50 Residential Units 65,000 100 Total Parking Required 1,108 Existing Offstreet Parking 1,018 New Parking in Phase IIA 159 Total Available Parking 1,177 PROPOSED SURPLUS/(DEFICIT) 69 RECEI'di:0 OANIE? LO".6 ►�`.. TOwlt CLERK �'° ", •• ti NORTIf . YETI J �� •Z 4 F• A/III17M iH • � a •� lass .�'�' Any appeal shall be filed -8 i,P9 8� �,• � '•:SgcHu;�',�'' within (20) days after the `"Vvv '� date of filing of this Notice TOWN OF NORTH ANDOVER in the Office of the Town MASSACHUSETTS Clerk. BOARD OF APPEALS NOTICE OF DECISION ' Date . . . . N.9Yem1?e.r 26 , 1984 Petition No.. . . . .5 7.- ' 8.4 . . . . . . . . . Date of Hearing. .N o.v a m.h a r. .19., . 19 8 4 Petition of . . .NQ.R.TH. .A"JDQVER. MIL. .$. .RFA.LTY., . L.LRII.T.ED. . . . . . . . . . . . . . . . . . . . . . . . . . . Premises affected . .3$-.4.3. .H i 9.h'. S.t r. e.e t. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Referring to the above petition for aS.p a c.i.a 1. .P e.r.m i t under . Secti on. .4.,. .Paxag.r.a p.h . 4...11. .( 3.). . o.f. . t.he. .Zon.i.n.1. .13y. .Law . . . . . . . . . . . . . so as to permit the exte,n.s i o.n , of a.n . .I.-S. .zo,ne. .i.nto . an . !.-4. zone, to ,a1.1ow . the .construction. .of, .a, one. .leVel. .pa.rking. .dep.k. . . . . . . . . . . . . . . . . . . . . . . . . . . . . After a public hearing given on the above date, the Board of Appeak voted to . . u.r a n.t . . . the S p e c i.a 1. ,P e.r m i.t . . . . . . . . . . . . . and hereby authorize the Bu. ling Inspector to issue a permit to cons truc.t . the. o.ne. .leme1. .pa.rki.ng. .dec.k . w.i.thi.n. ,the. ArA . zo.ne. . . for the construction of the above work, based upon the following conditions: (see attached conditions ) Signed F.ran.k . S.erio ,. Jr..., . C,hatr.ma.n . . . . . . . . W.i 111am. .J... .Su.l.; i.van. . . . . . . . . . . . . . . . . Aug u.sti.ne. .W . . .Ni ;.kers.on. . . . . . . . . . . . W a 1 t.er '.F . . .S o 0.a . . . . . . . . . . . . . . . . . . Tauri ce. .S... .Fo.0 I is . . . . . . . . . . . . . . . . . Board .7f Appeals RECEIVED DANIEL LONG TOWN CLERK North Andover Mi 1 1 s Realty, Limited NORTH ANDOVER Petition No . 57- ' 84 November 26 , 1984 On 3 10 39 AN '8q Conditions of Approval for Special Permit : 1 . That all lighting be down lighting . 2 . That the structure be restricted to no' more than a total of two ( 2 ) levels (ground level plus one ) . 3 . That the remaining area in the R-4 district je open and green , suitably landscaped , not built upon , unpaved , and not parked upon . 4 . That all conditions shall meet with other tows. Boards and agencies under Site Plan Review prior to the issuance of a building permit . R£Cciy��J . DAN Cl. Lrjgr, T O f►it L L n, Cf NORTH 1 �'X o `•` NORTH A►, �ER "• ��., "° Any appeal shall be filed t ' within (20) days after the Dec 110 ?9 : o, date of filing of this Notice �' b'""•'* in the Office of the Town Clerk. TOWN OF NORTH ANDOVER MASSACHUSETTS --- BOARD OF APPEALS Nc-iember 26, 1984 Mr . Daniel Long, Town Clerk N. A. Mills Realty, Ltd. Town Office Building 38- 43 High Street Norge Andover , Mass . Petition No. 57- ' 84 Dear Mr . Long: The Board of Appeals heLd a public .hearing on Monday evening, November 19, 1984 upon the petition of North Andover Mills Realty, Limited. The hearing was advertised in the North Andover Citizen on November 1 and 8, 1984 and all abutters were notified by regular mail . The following members were present and voting: Frank Serio, Jr . , Chairman; tqi1liam J . Sullivan; Augustine W. ,Nickerson; and Associate Members Walter F. Soule and Maurice S. Foulds . The petitioner seeks a Special Permit under Se ,tion 4, Paragraph 4. 11 (, 3) of the Zoning By Law so as to permit th, extension of an I-�dustrial-S ( I-S ) zone into a Residential-4 (F -4) zone to allow the construction of a one level parking deck on prEMises .located at 38 High Street . The project engineer testified that the parcel is the site of the former Davis and Furber Machine Company. :he premises are being renovated and the applicant proposes to e. ter_a "the zoning line approxi mately fifteen feet ( 15 ' ) . into"the R-4 di0trict to allow the construction of a one level parking deck. This proposal will be aestheticaLly more pleasing to the surrounding neighborhood as opposed to a three level- deck which could be constructed under the Zoning By Law. Upon a motion made by Mr . Foulds and seconded by Mr. Soule, the Board voted unanimously to grant the, Special Permit with the following conditions : 1 . That a1L Lighting be down lighting . 2 . That the structure be .restricted to , no more than a total of two ( 2 ) Levels (ground level plus one) . 3. That the remaining area in the R-4 district be open and green, suita� Ly Landscaped, not built upon, unpavei, and not parked upon . 4 . That all conditions shall meet with other t .)wn Boards and agencies under Site Plan Review prior to th : issuance of a building hermit . d RECEIVED DAMIEL LONG TOWN CLERK . NORTH AHOOVER Noctli Andover Mi11s Realty, Limited 3 10 39AM 'U4 38 'sigh Stceet Petition `1o. 57- ' 84 November 26, 1984 Page 2 In granting the Special. .. Permit, the Board f� As that Section 10. 31 of the Zoning By Law has been satisfied. In parti :.,ilar , the Board finds that the specific site, being a mill in the process of extensive renovation, is an appropriate location for such a structure; that the use of a one level deck will not adversely affect the neighborhood, where a three level deck would; that there will be no nuisance or serious hazard to vehicles or pedestrians; and that adequate and appropriate facilities will be provided for the proper operation of the proposed use . Sincerely, BOARD OF APPEALS Frank Serio, Jr. , Ch-i rman J�a M LK 0/1 I/ of 11953 n.Y 8=.1EK:Hr.576' CIVIC Kµ in talk00 \ am 7CRASS r s�7:81.22=' M� _ - ® ate• m HIGH STREET / .e"'P* =100.00 (140,0 FutlJc R.O.W.-70'gae7 / L r4S' L=65.44 /: NOTES a "y2 Ton-33.94 tL �. nc,..l5 Ton-33T29'N' 1. LOCUS PARCELS SHOWN HEREON ARE LOCATED WITHIN FLOOD /• ZONES 'x'(MEA OF MINIMAL FLOODING)AND'AE'(AREAS OF ~7.♦' i,' 100 YEAR FLOODS)AS SHOWN ON F.E.MAL FL000 INSURANCE Y ♦ ,b.r BR!ix �.• ::'• ., �, L=51.91 RATE MAP FOR COMMUNITY PANEL NO.250098 0003 C.WITH U fes iX Tan-26.55 / AN EFFECTIVE DATE OF JUNE 2, 1993. o: ® fs >'.:\ •`J / /�/ �` �' OeMas29.44'32' 2. THE LOCATION Of ALL UNDERGROUND UTILITIES SHOWN ON THIS WOODm CW.ss 24 .•),J % j ? �' e♦ j PLAN ME APPROxwM ONLY AND ARE BASED UPON A FIELD i 2998' P.O.B. SURVEY AND A COMPILATION OF AVAILABLE PLANS OF RECORD � BLDG AREA z�. ` \ PARCEL TWO / F'CM THE VARIOUS UTILITY CCMPANIES. NEITHER 'NAR.RANTY NOR O Ri .;em Satre .. .•• / N4W 27'E, u� ry:M GUARANTEE OF THE INFORMATION IS PROVIDED,THE CONTRACTOR '•r,.•..•... ! 1 'Q ♦.4/ SHALL VERIFY THE LOCATIONS OF ALL UTILITIES BY CONTACTING �I / '' 'rA �►. ?q,,/ THE RESPECTIVE UTILITY cOMPAmE5 AND'DIG-SAFE TiM AREA • �° NO (1-888-344-7233). �i. i .•.•.J f ~ / N� PROPERTY LINE � rns• (,i:t � ti ., � n nnnr res wi rrrn,r T�,^.�r,1 a� .+<(.. .. f^ 4• _ �� _ .. .: ,_ � ij-�LVI'1L -lJLJCfiIT"flVlt iN Tae. e C� ® �'r •1 tF "" a' % g V) situated la o,. land Those certain parcels of land,together With !M improvements thereon, situated North Andover,Essex County Massachusetts and shown on pion of land enti0ed?Ian of Land in North Andover,Massachusetts Prepared for The 40` Davis and Furber Machine Co.,Inc, dated April 22,1981,prepared toy . m GRASS f!. • ith.,f` j / / MM. Pembroke Land Survey Co..recorded wthe Essex Northern Dleiriet Registry }' •,�!• ,•i , , �s : t(1 of Deeds as Plan Numbers 9277 and 9278 of 1983 bounded and demribed /4.4... ® w` as fo6ows: ,(• •• J /• �'\• Parcel NORTHWESTERLY by High Street,789.12 feel;NORTHEASTERLY by yy(t• / s {p� a land shown on said plan as of Boston and Maine Corporation.1091.01 f awn ` .•`1 ! • s qj an said aidAplan Y by land formerly of Davis and as owners known,70.00 feet NORTHEASTERLY Furber nby rams and by i a4 .•. /,� /• \ `1♦ �, land hthe brook or wing frroof gm NaA6N PwW a,shown an said pby a curw4d WA lan,m9 • ,A� �"/ /• JC greAar ll/\ measuring 17100 feet mora or lase;SOUTHEASTERLY by said land nor or formerly of Village Land Campaiy,by two Ones measuring.reapecGvely. 45.00 feet,more or lees,and28.60 feeh SOtJTHKSTEALY by sums,by curved Ona cunning parallel to and 75.00 feet from the centerline of mid brook: SOUTHEASTERLY by same, 83.00 feel;SOUTHWESTERLY by kind shown on said of Guiguizion,80.00 feet SOUTHEASTERLY by said land of Guiguizian 's MNO � t fond shown on said pion ae of George,173.00 feet SOUTHWESTERLY a �r by lands shown on mid plan as of Swomy,Chamberiond.Torrist and Main. METAL f1At6Q / M A7� _ �� ,' ta \9 � 273.20 feet SOUTHEASTERLY by mid land of Main.27.29 feet SOUTHWESTERLY M�, rAO• ,/� b said land of Man and by land shown on said plan m of Petrow and Eldredge, 220.00 feet SOUTHEASTERLY by said kind of Eldredge.43.00 feet SOUTHWESTERLY by Water Street,421.05 feet Containing 13.5 acres of land wASS r/ according to said plan.together with such right to use a driveway as is a 9a� / :.:T " _ 5 0�►�• \ apprtenant thereto os reserved in four certain deeds recorded with mid u Qr"b j/ LINE 1227 Pogo in 268;and Book 123.PaecUvely,Book j197, ge 53•andel as shown oe 295;Back 1207,wn o 142;Back waded with said Deeds as Plan No.6591. taut' � 4 j i /: Myo �� Parcel T.o NORTHWESTERLY AND NORTHERLY by Prescott Street by two On" r V / mmauruq respectively 155.42 feet and 213.45 feet 4 f;f EASTERLY by land shown on mid plan as of WaMred, 145.00 feet NORTHERLY ,p by mid kind of Woldred and by land shown on said plan as of Rodden,by m A / \ i^ /�' two lines measuring.respecliveFj.85.05 feet and 99.94 feet EASTERLY by kind s A / shown on mid plan as of Carse,73.07 fest;NORTHERLY by said land of cavae, 131.88 feet: SOUTHEASTERLY by land shown an said plan as of Chickering Associates,543.17 feet SOUTHWESTERLY by land shown on scid pion P,s1RCRL TWO iy as of Boston and Maine Corporation,728.25 feet NORTHWESTERLY by mid .- A TOTAL ARRA= 294,225 'S� land of Boston and Maine Corporation,29.98 leek SOUTHWESTERLY by said #tS• / / Sg.IR.d:OR 5.98 ICRHSt/Sg6� ,� land of Boston and Maine Corporation. 102.10 feel:and NORTHWESTERLY by / 0 the intersection on the side linea of High Street and Prescott Street by curved One measuring 51.91 feet Containing 5.377 acres of land occordkg to /. \V\o said plan. Ia SETBACK �\ Parcel Tbree The premises shown ate Section No.1 and Section iVo. 14 laAss rU[ sS't between Station 985+40.5 and Station No.1004+81.0,on a plan entitled "7" J - -- - - - O as 'Right of Way and Track Map-• Banton and Maine Railroad'dated June 30, s K,a' 1'_ - �q\k" i1914,s meas.Boston.to February 1. 196(prepared lar the Office of Valuation / g Massachusetts the'Railroad Plarij. 598 ZONE I-S LK 4 s Together with easement rights as contained To%d certain Palbng Easement 543.1 p 323'} 'S2 -'�'_�•�• ZONE R-4 and operating Agreement by and NAM between Partners UmOml Partnership / ZONE R-5 --- S23'15'52'W ZON$R-5 and North Andover H•gh Street Limited Porinerahip dated Jams 30,2000 and PARCn T'fIILRE - recorded with said Deeds in Book 5791.Pagel. r//�•/ TCn OF HIGH Sr. ARRA= 72,151 SQXT.t OR 1.06 ACRZSt MEAarr VIEW C30 W A v,O/� soak tan,cur +J+•.\ F Certification i PARKING REQUIREMENTS ZONING DATA To Weft Forgo Bard,.National A/20cW60n;ROG North Ondovar Mrks LLC;and CONGREGATE HOUSING: DISTRICT'R4' DISTRICT'IS' PROVIDED Chicago Title Insurance Company: 0.75 SPACES PER DWELLING LINT This is to certify that this nap or Plat and the 8 survey on which is based MINIMUM LOT LOT AREA were made in accordance with the'18nimum Standard Detail Requirements for MINIMUM LOT AREA ALTA/ACSM Land Title Surveys,'jointly established and adapted by ALTA and MULTI FAMILY RESIDENCE AREA REQUIRED: AREA REQUIRED: LOT 2 SPACES PER DWELLING UNIT,1 SPACE PER 12,500 S.F. 50.000 S.F. 72,151 S.F.* ASPS in 2005,and Includes Rams 1-4,6.7(a),76(t)(2),7c,8-tO, 11(8), DWELLING UNIT FOR ELDERLY HOUSING 13,k 14 of Table A thereof. PurwaM to the Atcurag Standards es MINIMUM LOT MINIMUM LOT LOT adapted by ALTA and NSPS and lel effect an the date of this ixtfientim, T, OFFICES: FROMAGE REQUIRED: FRONTAGE REQUIRED: FRONTAGE PROVIDED: undersigned turther certifies that in my professional o*IM es e lard 1 SPACE PER 300 SQUARE FEET OF GROSS mrveyor registered in the Commonwealth of Massachusetts•the Relative 100 FEET 150 FEET 12298 FEET Pomiltonal Accuracy of this survey does not exceed that chid,is specified FLOOR AREA therein. WAREHOUSING,DISTRIBUTING MINIMUM SETBACKS: MINIMUM SETBACKS: PROVIDED SETBACKS: -7 'a 1 SPACE PER 500 SQUARE FEET OF GROSS FRONT 30 FEET- FRONT 30 FEET FRONT 0.45 FEET C� FLOOR AREA _.I .1J t- Team SIDE 15 FEET SIDE 20 FEET- SIDE 34.44 FEET 4-Z, 'd TOTAL PARKING PROVIDED: 30 FEET REM 30 FEET' REM 48.11 FEET row"S.BOIL 600 REM 1" 1,006 REGULAR SPACES PLUS 12 HANDICAPPED Registration Na 46110 sgtq ACES FOR A TOTAL.OF 1.018 PARKING SPACESE ON BOTH Within the Commonwealth of MA NG Mr AEMAXIMUM BUILDING BUILDING BUILDING HEIGHT Dou of Survey:December 18,2006 (INCLUIRS SPACES M PARCEL THREE 'ub SIDES OF HIGH STREET HEIGHT ALLOWED: HEIGHT ALLOWED: PROVIDED: Dale of Last Recision:January 8.2007 35 FEET 55 FEET 70 FEET t • +15 FEET WHEN ABUTTING A RESIDENTIAL DISTRICT. so' o 60' 120' ••FROM SETBACK MAY BE THE AVERAGE OF ALL SETBACKS OF DWELLING UNITS-WITHIN 250 m.wr w MT FEET OF PROPERTY. Please time stamp both copies and return one copy to Mary Ippolito. Thank you. RCG LLC 17 Ivaloo Street Suite 100 Somerville, MA 02143 January 31, 2008 T 617 625 7248 F 617 625 8345 dsteinbergh@RCG-LLC.com By Hand www.RCG-LLC.com Richard A. Nardella, Chairman Planning Board Town of North Andover 1600 Osgood Street North Andover, Massachusetts 01845 RE: Application for Definitive Planned Development District Special Permit and Site Plan Review Special Permit Property: 21 High Street Owner/Applicant: RCG North Andover Mills LLC Request to Continue Hearing Dear Mr. Nardella: On behalf of the Applicant, RCG North Andover Mills LLC, I respectfully request the Board to open the hearing scheduled for February 6, 2008, but immediately vote to continue the hearing to the Board meeting scheduled for February 19, 2008. The reason for the request is to allow the Applicant to finalize certain stormwater drainage plans consistent with the application. I will assume no one needs to appear on the Applicant's behalf at the hearing unless I hear from the Board or the Planning Department staff. Please feel free to contact me with any further questions or concerns. I appreciate your consideration in this matter. Sincerely, C- David einbergh Manager, RCG North Andover Mills LLC . C cc: Lincoln Daley, Town Planner Mary Ippolito, Department Assistant. 1. Please time stamp both copies and return on copy to Mary Ippolito. - Thank you. 3 . RCG LLC 17 Ivaloo Street Suite 100 Somerville, MA 02143 January 31, 2008 T 617 625 7248 F 617 625 8345 dsteinbergh@RCG-LLC.com B Hand www.RCG-LLC.com Richard A. Nardella, Chairman Planning Board Town of North Andover 1600 Osgood Street North Andover, Massachusetts 01845 RE: Application for Definitive Planned Development District Special Permit and Site Plan Review Special Permit Property: 21 High Street Owe�er/'Applicant: RCG North Andover Mills LLC Request to Continue Hearing Dear Mr. Nardella: On behalf of the Applicant, RCG North Andover Mills LLC, I respectfully request the Board to open the hearing scheduled for February 6, 2008, but immediately vote to continue the hearing to the Board meeting scheduled for February 19, 2008. The reason for the request is to allow the Applicant to finalize certain stormwater drainage plans consistent with the application. I will assume no one needs to appear on the Applicant's behalf at the hearing unless I hear from the Board or the Planning Department staff. Please feel free to contact me with any further questions or concerns. I appreciate your consideration in this matter. Sincerely, David leinbergh Manager, RCG North Andover Mills LLC .y, cc: Lincoln Daley, Town Planner ' M Mary Ippolito, Department Assistant. r P NNu � PROJECT NAMEIf v t' NORTH ANDOVER MILLS .. PROJECT ADDRESS 1 HIGH STREET, NORTH ANDOVER MA IUP g ' #� LIENT A'. '.:. .... i 31 e { ' ;;''M.' '', 1 RR. UNIT PH2 I < t� � F � ELOPMENT RCG DEV , 4;' -- ` Q( a � � 2010 V4 a� < +�. 985 SF �' ARCHITECT lip HALSA DESIGN INC. BUILDING 3id I ,+ ,,� b' 7 C f r '. V i v I'4. i 1 UP Uk; R 17 IVALOO STREET SUITE 400 SOMERVILLE, MA 02143 A Ll © TELEPHONE 617-591-8682 FAX: 617-591-2086 ; � o CONSULTANTS: 9X § _. Consultant Address El ,; as Address 413 SF 740 SF Fj 985 SF Lj 2224 SF , x��' Phone 426 SF 742 SF , 967 SF 2ND FLOOR UNITS � I .� I _ — _ 13 Fax 4U El 442 SF 743 SF 991 SF1 � Name Number Level Area � �, ak� ��: a-mail . MI 448 SF 757 SF 997 SF 457 SF 759 SF NJ 1022 SF ql 460 SF 814 SF 1081 SF 2nd FIOOr I� ° Consultant El 461 SF L840 SF 1086 SF i 2 BR. UNIT PH2 2001 2nd Floor 860 SF ® Address . 489 SF 860 SF 1112 SF Address NJ 498 SF 861 SF 1113 sF 1 BR. UNIT PH2 12002 2nd Floor © w Phone oo 544 SF _ I ji 522 SF 888 SF 1126 SFm Fax Ig 2 B 2003 2nd Floor 889 SF e-mail R. UNIT PH2 1 528 SF 889 SF 1132 SF - — 2 BR. UNIT PH2 2004 2nd Floor 1081 SF 528 SF 912 SF "»� 1189 SF � 544 SF 913 SF 1191 SF UP 2 BR. UNIT PH2 2005 2nd Floor 991S F �F 563 SF �r 940 SF ;. 1246 SF UP DN Consultant 1 BR. UNIT PH2 2006 i2nd Floor 526 SF I 1 �Y Address 565 SF 945 SF 1302 SF Address 583 SF 946 SF1303 SF 1 BR. UNIT PH2 '2007 2nd Floor 565 SF Phone 624 SF 0 949 SF Ej 1305 SF —_ - Fax 625 SF 95o SF 1309 SF 2 BR. UNIT PH2 �2008 2nd Floor — 1112 SF �-� a-mail j 0 627 SF El 965 SF Ij 1324 SF 1 BR. UNIT PH2 12009 2nd Floor 1740 SF 687 SF [E]966 SF 1334 SF 1 BR. UNIT PH2 2010 2nd Floor 1985 SF 721 SF 967 SF 1335 SF Consultant 739 SF971 SF 1862 SF Grand total: 10 t Address zi Address ; + Phone Fax e-mail ® LR. Consultant x s Address J .� ' Address ' 4Phone R F Fax e-mail x i� i III'. m 'REGISTRATION A� I JAI SINGH' 7¢ KHALSA x; o No. 6042 (!? A C MBRIDGE ll^^ y VJ UP MA. ZJ I , '� NJ 2 11P . BUILDING1 ���E .. v5 �� � In Project number _ 07002. u ai Date ' 4 JANUARY 10 008 Drawn by � KK �. ' Checked by JSK _ 5 Scale 1/16" = V-0" x OF ° REVISIONS No. Description Date Z. INI a` JP F_=FJ/ x. - . N - - 2ND-FLOOR " I Y 1/16„ _ _o„ i Second Floor C� y Plan ; o A 1102 �* 1 -- ------- --_- -.--._- _ __ NORTH ANDOVER MILLS �s PROJECT NAME x . NORTH ANDOVER MILLS �I �r PROJECT ADDRESS x 1 HIGH STREET, NORTH ANDOVER MA CLIENT41 L - - - - - -- --- - -- -- - - - - - -� - - - - - - - - - - - - - - - -- --- - - - RCGDEVELOPMENT I� �� SUP D N >s � I - DN-- - - - . Y ARCHITECT { •, :-: },:q::: YtYt�v.:l'.:Y ..-. r' �" .j- .< -;3`v;. K ;. 'h'3 rr.:..v. .: ." 4s'.. ,e N HALSA DESIGN INC. r. . - k � r s n_ c i 1 I31\. UNIT PH 2Ul k ,a olt 912 SF i i � , ... i� .:i I: .o-_ dr S�?k..-. �h��'" .�:":z�:x.,k' '�.,n,,y+ �„�.*, a., ;: � 9° '. ��x •#,, d7 t}� a, e ?<:.:,'�''# ?e .':..,f,. r:t}�a}3:. J .hn.tY;:4.. a� .ter„ ,�£`.'„ r -:: j ,.r.:.}: �n::,, -�;: k - •, C I r �_ `; , ntYt a t 4 17 IVALOO STREET SUITE 400 SOMERVILLE MA 02143 ' -�• ,�, TELEPHONE 617- 591-8682 FAX 617-591-20861 UP F3 lJ /,' / r- w i y '31 CONSULTANTS: ; n Consultant ; Address i, Address I % i; i/ /' i; / ❑ Phone Fax e-mail 413 SF 742 SF 997 SF,TA Consultant I Address . 421 SF 743 SF 1005 SF ,} } Cl d':i#,.: z.r tr �# t I Address Ex 426 SF 753 SF 1022 SF } r� yy i /. 1; ;_#3E i !ci`�. 429 SF 757 SF 1071 SF # r t Phone 442 SF 759 SF1080 SF E � ,t y // �i I.' /� >?.�'�na`� } .#'`�t§��`:a .,.ikt�..k; k1. Fax ..4. k aas SF 807 SF 1081 SF [ , _ e-mail r a {?a °,ry "'a,,,. ' x ,3' 452 SF { 808 SF 1086 SF _ ; qT RK t z. i 457 SF 814 SF 1112 SF — — � 3RD FLOOR UNITS ❑ -- ' 460 SF 838 SF 1113 SF �. ._: ? v' ! Consultant : tt �t �t,. Y Address 461 SF Bao SF 1120 SF Name Number Level Area } _,.# , --- ' 489 SF 858 SF �';�. 1124 SF - / / %' =�t`} ;$ qfEE } ,�> k ",13 713 Address j� ' Sr... C ^; Fe �is f.t=_MW N*,-.-` ❑ 'i P E 498 SF 860 SF 1126 SF �� �/ i i,// / //; t �;:, ,fit (lone 3—RD FLOOR / ; x a r. _ _ Fax 522 SF 861 SF 1132 SF 00 �i ? ., 3t�9 , ,x.' �.,. t°�<� �.,n „':` as. 5 2 6 S F 888 SF 1189 SF r mall 528 SF sas SF 1191 SF 1 BR UNIT PH 2 3011 3—RD FLOOR 1022 SF El �t PENT T 3F � n t � DN 1 BR. UNIT PH 2 3012 3-RD FLOOR 965 SF O O SECOND FLOOR'' . �: � :, ,, }' x t[ "7 -, x ` tt. ..P, 544 SF 912 SF 1203 SF - - -- --- - -- �� �. x 3 : �,., � 'i — — --- —� ;'E �' ,_+.;�' �`' Consultant EJ 563 SF 913 SF '= 1246 SF _ �� /. �' i i /' //'�: / 4 F'a� , � r , _ .,�, ,, !i �' � 1 BR. UNIT PH 2 3013 3RD FLOOR 912 SF _ ;/ /, tY � y � � F=�r. ❑ Address 565 SF f� 940 SF 1255 SF — -- -- "� --- — j ,/ �,; ./ �i �.',, t�- S' t� s .,d, Address 1 BR. UNIT PH 2 3014 3RD FLOOR 945 SF �, i i/, /� %,, , ,, E �� ' t � 583 SF 945 SF 1300 SF ---- ..- - - - - - -- -- / i /, ,# .. .� t.:„W ,b. Phone i /,' - i: .�}"� -:: a'” _.irek. �r;, .';e = '`,rt�3 3�s #, .., � _ ,,. ; LJ 624 SF 946 SF E 1302 SF 1 BR. UNIT PH 2 3015 3-RD FLOOR 940 SF ;i / ///; ;, ; . . # r „ . F /// $ �S€f7�': ri.t'._,1''( a. 4' 2 : kir: ❑ 4 Fax 625 SF �� 949 SF 1303 SF -- / '/ �i, � r y s :t� +t t >' e-mail # �# Mkt F;; �. 4 .. �. . , 1 BR. UNIT PH 2 3016 3-RD FLOOR 949 F / i r,. �,. ... .r,. i , i /' /,' is tt,..;�t }!,; `} v f d ic,ft,-EE.. y+9 '.L"F'.a�:,., .K; x`{3 :;#�a fi:. F:r :til.i .. r ': #� , ,f: ".: a #.ra"'I} fr,t.: , ..,:, aR' t a "# .,Z`£.a' 627 SF 950 SF 1305 SF / , . /, /, ,. ' s ” : ;,._?r, %/, i /i/ /, �i.,�4u§ �`fi :.a it E a £ r # 6a7 SF s63 sF 1307 SF 2 BR. UNIT PH 2 3017 1 3-RD FLOOR 965 SF i /i ,, , . �E ,� r ..,4 #3,k x ,.°-3 °P .£r t E 1:. 'y''i ,i v'ti;{!. ❑ •... r 688 SF 965 SF 1309 SF RD FL %/;'. / / / 'i, 1 aY',.. E.t t- t .:=�t` s @} t:' 'eF r ? Consultant 2 BR. UNIT PH 23018 3- OOR 1302 SF /�� / i �, t / r / Address 709 SF 966 SF 1324 SF .. , to 2 BR UNIT PH 2 3019 ---13-RD FLOOR 1303 SF �� ! ! % '' �/ ; %`; /'/ , I 721 SF ]967 SF 1334 SF _�- -- -- /'i / Address 733 SF 971 SFFax 1335 SF 1 BR. UNIT PH 2 3020 3-RD FLOOR 1334 SF !% ;i �% ''� Phone 736 SF 985 SF 1862 SF � a-mail 739 SF 987 SF 2224 SF Grand total: 10 /' / n // /,/ // / 740 SF 991 SFS_. 2665 SF �, // !� /;' / " / ' ❑ "' . ... ... t �' 'REGISTRATION 5, /i / C�� /JAI SINGH"k, KHALSA No. 6042 > i / CAMBRIDGE, r MA. J , 5 No OF M P / / 0 DN_ - I roject number : p P i P� 07002 rDI ate JANUARY 10 2008 is YS-. Drawn b I : UP y KK . I r ; Checked by - JSK� Scale — 1/16" = 1' 0" r / RE x� � VISIONS No. Description Date VIKi1- I _ 1 Y v I --I YE5i" Third Floor Plan � y 3-RD FLOOR - - 1/16,1 _ 1 I-Off - �r NORTH ANDOVER MILLS V`t., PROJECT NAME NORTH ANDOVER MILLS 1 U, PROJECT ADDRESS 1 HIGH STREET, NORTH DN] ANDOVER MA DN-- �vRI: .,RI:: CLIENT 2 N -N4 -Q1 4�p� g �Xu w -g ��k� 4� � n gLYN g 'r AIN Y u Mi_ X ig RM 1 DEVELOPM UNI I KNT 1 V-3 M IN,— 6 U I v 2:X e^ qu 4016 �!k, R % IRO f g, ARCHITECT 960 SF bw U g jil: R � KHALSA DESIGN INC. 'i 0 -_g �W� �g 'A �',J 4 1� AM M I P§0,§F� F B 'W I �J,Zr l-,F k DN DNI 2, 1 �4 !"M 17 IVALOO STREET SUITE 400 T_ SOMERVILLE, MA 02143 I TELEPHONE 617-591-8682 FAX: 617-591.2086 ki 130q SP 1011 CONSULTANTS: _J �^-i Consultant gg LIP Address A -FLOOR Address an 4TH 54' Phone Fax 1-011 e -mail 1/16 1 rff­T­,] Ti�;Up =J Consultant ELL 1111, WEI, Address Fig Address Phone IP Fax 4TH FLOOR UNITS t;-t n a i I Name Number Level Area 413 SF 742 SF 991 SF 66 426 SF 743 SF 997 SF gF4.gIlli �'A 442 SF UV DN / - Consultant 757 SF El 1022 SF 4th Floor Address T 448 SF 759 SF 1081 SF 2 Pji Address E�j 457 SF 814 SF 1086 SF l'UNIT 4001 4th Floor 1861 S F 1, Phone 460 SF 840 SF 1112 SF UNIT 4002 4th Floor Fax 544 SF kj 461 SF fl 860 SF 1113 SF e-mail UNIT 4003 IN 489 SF 861 SF 1126 SF 4th Floor 888 SF 498 SF 888 SF UNIT 4004 �4th Floor L@j 1132 SF 11086 SF Consultant 522 SF 61889 SF H�, 1189 SF UNIT 4005 _T4th Floor—�997 S F Address 526 SF EJ 912 SF 011191 SF I�� , �j1 5 2 8 S F �UNIT 4006 Address El 913 SF j. 1246 SF 4th Floor :528 SF g, 544 SF t Phone El 940 SF Ij 1302 SF UNIT —r— P Y 4007 4th Floor =� 583 SF Fax W 563 SF L-51 9 4 5 S F Lj 1303 SF UNIT 4008 00 e-mail E" ], %5 SF 4th Floor 'f 1Y � q]946 SF 1305 SF L 1 1=26 S I U]583 SF 1309 SF ^1949 SF UNIT 4009 !4th Floor 1739 SF 624 SF 950 SF 1324 SF 1 UNIT 4010 Consultant q 625 SF 14th Floor �j246=SF ;K, 965 SF 1334 SF Address 627 SF 966 SF 1335 SF UNIT 14011 _�_4thFloo_r 1335 SF Address 687 SF 967 SF 1862 SF _GNIT 14012 14th Floor 1971 SF Phone 721 SF 971 SF 2224 SF — Fax UNIT 1� e-mail I U-7 7 3 9 S F 985 SF 4013 4th Floor 1913 SF LIJ 740 SF 987 SF UNIT 4014 �4th Floor �L7'U_=+f � U P 1946 SF UNIT T4015 4th Floor 940 SF REGISTRATION T _UNI 4016 L4� I o=or 950 SF 31-IM Ii,3� krin V, UNIT 4017 D 4th Floor 966 SF �X 0 RIP Pp UNIT 4018 14th Floor 1862 SIF / JAI SING�' KHALSA UNIT �4019 14th Floor 1309 SF �U C) No. 6042 >�J DGE I INIT 4020 f4th Floor 1305 SF CAMBRI x. MA. T*21 4th F�loor 1324 SF UNIT 0 UN 1 4022 ___F4th F oor __�721 SF UNIT 4023 f4th Flo—or F757 SF UNIT 4024 4th Floor 759 SF UNIT IR Project number 4025 07002 757 SF �:7t4dh F—loor Date N UNIT 4026 JANUARY 10 2008-1 4th Floor 113 SIF Drawn by K UNIT 4027 Checke by A� 4th Floor __t6�2;5��S7F� ��� JSK UNIT :4028 14th Floor t624 SF-11 [Scale 1/16" V-0" g, UNIT 14029 _�4+tth—FloorT"'_- 625 SF REVISIONS A UNIT 4030 4th Floor 687 SF Grand total: 30 No. Description Date 7 4- g _7 4 n ourth floor �N, N 7U N U A AF E SUVA A W J!Nc NORTH ANDOVER MIL S PROJECT NAME NORTH ANDOVER MILLS Ir ilH Ell PROJECT ADDRESS 1 HIGH g, STREET, NORTH I Icy ANDOVER MA z }� Y. 0'`- CLIENT 1 RCG DEVELOPMENT �,-5' a �.. 777 7� 7— — . T.. „ ARCHITECT ' I# 5 KHALSA DESIGN INC. 0=1 W , _ , 2 ..' W Of MAT � s � 17 IVALOO STREET SUITE 400 SOMERVILLE, MA 02143 I TELEPHONE 617-591-8682 FAX: 617-591-20861 . Y CONSULTANTS: F I UNIT 40 Consultant - .. R. '�-�4 S" I Address ,�� SI* Address Phone Fax e-mail 3 Y Q ,ryfi 11 ax { Yry a 1�. Consultant Address Address r Phone =' UNIT , _. Fax ° k e-mail Y 47 SF 0 Consultant r"= UNIT Address Address Q, Phone Fax e-mail ._ il Consultant95Address Address Phone Fax ;.' e-mail f Consultant IF � Address Address s J Phone Fax I�, I � email I I I - , UNIT Yx,� REGISTRATION 0. SI' dry' ��RED A \ CII/ /JAI SINGH - KHALSA No. 6042 ` le, " CAMBRIDGE, 4 - ° MA. J l s' §a j` "i$..k'Y,.,,i J .' k ";,r E ,-,"^'ac---x^^+..--.;.-n..-..--y.-�- -- _—__ _ _ �.•: Ss, k 070021 ` Y Project number : NK-i4, 4 S �,. Date JANUARY 10 2008] *, �". Drawn by KK Qf Checked by JSK, Scale R REVISIONS 211 — � No. Description Date i` Q — — — — — — — — — — — — — — — — -- 5TH—FLOOR — s i� Q 1/16" = 1'-0" �: Fifth Floor Plan =� co o N O — — — -- - — —_ NORTH ANDOVER MILLS 4 m � ri=1 _ _ Ar.... HI I- EXISTING G� TREET`E�F �� ` CANOPY STREET TREE 0 19 :�t srR r ss �T oFarca 1 S1 walr `., : .- : . - \0\PN OF W srRE�T:• MER g2�6 QPfICI ' ' a PROPOSED RESTAURANT / a No• ,� , --CAFE SEATINo N 0 pLPN �p. . PARKING —weuc swA -- � _ ;'� z. . �S` '• C, ANY TIME • L • l t l7 t\ ",' l ` ~ : �-• 12"X18"' / /- PROPOSM = - ��, ' OL REE / R7-1 LEGEND PFlOPOSE{7 ST T L `� /EXIST WG SKXWAUC 8•-r/ EXISTM STREET:JJ / Lf + , -o CHAIN LINK FENCE --�` •� '� ` STOCKADE FENCE � ` I ' - -- ` r• HIGH STREET SECTION A _ NOT TO SCALE --- Os SANITARY MANHOLE ® DRAIN MANHOLE v STOP 0 ELECTRIC MANHOLE ^f�•� ,; ___ ; » ® . © CABLE MANHOLE �. , WATER MANHOLE • , j ; •� » • I V FIRE ALARM MANHOLE R1-1 �! W11-2A (RET EXIST) ® CATCH BASIN � �� H r 1 30 X30 � UTILITY POLE ' l ` FIRE HYDRANT -� ,� ' �• .�' �� \ 4� EXtSTINOOFFICES EXISTING STREET TREE o W.G. WATER GATE a • ;� o cc GAS GATE f•�/_f r r � ./ r PROPOS10STREETTREN LIGHT SIGNS POLEE `` SIDEWALK `�.. 1' .-•� S � x �. C, � �.. x PVBIIc ><84.91 \� M « • EXISTING SPOT GRADE f PROPOsom PARALLEL PARKING NOT TO SCALE , t • '* __.. 1 � PRovosEp PARALLELPAMNCi'.'Y/ PROPOSEOSTREET 2S t IOT� TO'•SCAL� '• , ` J�� —�,��_�_.W �_,W NGSOFWAMq/ ,� •t r'` ��.-�✓�/`•�`�~'h—,..1�..^.1✓�'-....1�.'�..../ �--'t_� a� /EX15T, FXLSTtNd STRFET'�S / r --- HIGH STREET -SECTION B NOT TO SCALE ' r�, F ,- , -,_._ .. -• _ _ - � /; 1. ' i y \ �I I R RET EXIST -��F R1 } F - P ROP W , CR TYP : r 1 ,I it : �, J.. _... ___.1 ._l —c'_�__ / l i i HIGH GH STREET W11-2A (REMOVE EXIST STRIPING) ,a•., . 2w, W11-2A r -- —__-- W11-2A MATCH EXIST STRIPING �. — W11-2A r _ 3 DYCL _ V DYCL -' _ - -'- / DYCL HIGH - - - s ' - _ PROP. GRAN CURB _ , .. Y v` DYCL - PROP GRAN CURB . . DYCL ,.- _ � t F , T _ R1ELO_ _TT., _ AT`E _,- ._-- _._ _. &S EXIST CURB _ 1N11 A 2 W11 2A _ NEW CB W11-2A - - — __- RELOCATE I T — 7 RET EXIST 11 SPACES 0_20' M RW111L2A `EX s SPACES � 2O 8 SPACES �® -, NNW A RELOCATE EXIST CURB 21' a x , _ t co u r r 4 r , C t 1 r , u - , � r -4 i 30 - 0 30 60 � 90 120 FEET 6 I r I apyright 2007 Design Consultants, Inc. 10 r _ _ , ._ _ ,. 0 10 20 - 30 KIETERS h K f , Design EAST Co wt� t� w nsu1 "ans , Inc • SCALE: DESIGN: DIcos � �� �I PRELIMINARY PERMIT PLAN PLAN of LAND PROJECT N0. 2007-023 Consulting Engineers and Surveyors MILL HORIZ: 1"= 30' DRAFTING: SSW HIGH STREET STREETSCAPE IMPROVEMENTS NOR V .M NORTH ANDOVER, MASSACHUSETTS CHECKED: DI DATE: AUG. 16. 2007 k � b- DESIGN CONSULTANTS BUILDING �, ; SO MVILLE, STREET VERT: APPROVED: DG EAST MILL PREPARED FOR SOMERVILLE, MA 02143 " '-' '� "'" • " ' ' I 617-776-3350 617-77-7710 fax studio N0. DATE SHEET N0. BY REVISIONS R C G N 0 R TH AND 0 VE R MILLS, LLC 1 OF 1 7 T,7 PROJECT NAME NORTH ANDOVER MILLS PROJECT ADDRESS k5 k4 k3 Q k1 k8 k7 k6 k9 1 HIGH STREET, NORTH X, ANDOVER MA Ou CLIENT Roof Aj-, 311 60 RCG DEVELOPMENT 1,i i 77-7- 91ARCHITECT ' KHALSA DESIGN INC. F � F --Fi\ t_MFi/ F1 I M FF-\,,\/l M_ LR_FF_1_M_1MM M.' r\ M -M n-\, M F/--H\" Y-T;�ff­if jT_-jT7Z_-_Tff]T TART/I __T L 00 T _T if --I T__ 11 1 1 9 4V `4 -T 'T� - - - I I T F --------- =�l---77 F-7 -77 T :;I;_�E iM_ ------ cn A_ = lt [L [F_ LL� -------- _L1 LL IT- IE T 17 IVALOO STREET SUITE 400 1_RY LL -1 L_L___ iE§ EL _,1ILL1 ILL L____1 I Eif�� ILL- im RN! SOMERVILLE, MA 02143 7 L__ :T ---------- 7_=7 ....... T �,I ---------- _Er T'_4 r Address zo one Fax -P--R- EE 11E LT� T i14 LL �F ILL T 1E 1E -E 1 e-mail A� Consultan Consultan 2nd Floor ddress 111 - Y ress Phone F1 Fax Pond Elevation B-1 1 e-mail o7 1-011 1/8 1 Ir Consultant 11A Address Address Phone Fax e-mail Uri' Consultant 3' Address 2, Address Phone Fax e-mail Consultant 4 Address Address Phone 5th Floor �-P 1 Fax tt��p 41 7�- 7-, I T_ T, 7`� ----------- ----- -- -4 7 0 F N% 7� T I I I "LL 1 7' It i-l'i" 1 ec e y ec er a!, PT % Scale REVISIONS _7� P z'T 2nd Floor &�Z.T,4 7_1 1_1_I ....... -------- ........................... .............. ...... No. Description Date 1 V - 31 4� L _j Pond Elevation 13-3A '0� 2 -011 1/8 1 0 Building 11 P nd Ot Elevation I Arm Ar-M :�E r /]Fn MEE] r/on,, M I tu I A ILA I JW1 64 LL L 0 nu U 'EK A=3 NORTH ANDOVER MILLS IN Ad I 5 En ......... I.............. III71,IIIIItI ,if IIIIII '4�,7%0*5 IIIII4 p IiI7;'It ..........II IIIIof III-777777 II77 IIIIIWA 777M 77 I........ 77T IIIU I ,'77�t,�; 7��7, 77777 A.I II -- pw­ — — — — — -- — — — — -- -- — — — — — — — — — — — — — — — — — — — — -- PROJECT NAME "� � RI — — — — — — — — — — — — — _ _ _ _ _ NORTH ANDOVER MILLS 41 up 47 - ' DN -- PROJECT ADDRESS :f DN 1 HIGH STREET, NORTH! � �I ANDOVER MA i 7 11 CLIENT 2 BR. UNIT ; 3_305x J STUDIO UNIT RCG DEVELOPMENT j 987 SF — 1 BR. UNIT 2 BR. UNIT 1 BR. UNITa � '! 3-306 � �, � .�.,�����E�� �....��� �.�K. ...,�ri.,� r. , .,� ,.r, --- 3-307 — 522 SF _ 3-308 13-309 ARCHI TECT 565 SF 1113 SF s_ 709 SF 1 BR. UNIT * y KHALSA DESIGN INC. g .�. 3-310 �w i �� 'I J 1074 SF I a. i 'W ,;I E E l x x O any ' F ,{ 17 IVALOO STREET SUITE 400 SOMERVILLE, MA 02143 TELEPHONE 617-591-8682 FAX: 617-591-20861x,, IT 1 BR. UNIT 1 BR. UNIT ,;! CONSULTANTS: 2 BR. UNIT 2 BR. UNIT 1 � k i � r 3-302 ;I 3-303 � 3-304 ! � �— 3-301 Consultant 'I 578 SF 860 SF Address � �i 1080 SF 858 SF ,>, Address =. Phone Faxr- a-mail 1 — i Consultant � _,� ij'� U Address j/ Address `, Phone ixa; Fax K4 I Az Consultant //P' '-'�t '- /// �, Address Address []No color scheme assigned to i / r* '%' /%'i L — — — — view i� i Phone Fax — — — — — — — — — — — — — — — — — — � � � � �' �: � e-mail 3 �-- V�4' FLOOR _R ;Tj,/ Consultant OR Address 1 n Address a/8 Phone --- _ / �j �/ /, i , . Fax 3RD FLOOR UNITS ---- // ' {} e-mail � /0 Name � Number I Le el Area 3-RD FLOOR Consultant Address / ' //z/ I Address / - / ,. i///; /j/ //j i i�, x 1 BR. UNIT 3-301 3-RD FLOOR 860 SF � ��!'",��' �" � ", � ' 1 BR. UNIT - _ /, _ 3 302 3RD FLOOR 578 SF / , ; /� ./ / �i !;/ //; /,' Fax -mail 2 BR. UNIT 3 303 �3-RD FLOOR 858 SF I 2 BR. UNIT 3-304 _ 3-RD FLOOR 1080 SF — —_ 2 BR. UNIT 3� 305 3-RD FLOOR 987 SF % / /� % j REGISTRATION 1 -- � j STUDIO 3-306 3-RD FLOOR 522 , �: UNIT f _J i ; 1 1 BR. UNIT 3-307 3-RD FLOOR 565 SF — � �� / j��� /,�� ��,� �Ai SIN_ /, , �`r KHALSA 2 BR. UNIT 3-308 3-RD FLOOR 1113 SF / / /;/ j/' / // c" i� No. 6042 a" ? 1 BR. UNIT 3-309 3-RD FLOOR 709 SF �; / / I > CAMBRiD,^yl^^ ;J MA. rJ 1 BR. UNIT 3-310 3-RD FLOOR 1074 SF Ci Grand total: Project number ,,/, / Date ------- AUGUST 16 2007' A Dr awn by —1 ///, i ----- ----------- -- KK // � ScaleChecby - ----- -- -- JSK� ; OPEN TO SE �� ' // -- - - ---1i8,, = , . GOND FLOOR REVISIONS41 No. Description '' ---- ----- -------- -- Date 1'#.. W Third Floorloor PI �T Bldg-3A N ,$ 1 00 K U;3 c' NORTH ANDOVER MILLS [:kOj PROJECT NAME NORTH ANDOVER MILLS k�� l -- - - - �� DN- PROJECT P � i! R up DN- OJECT ADDRESS - � HIGH STREET, NORTH � . r- ANDOVER MA —UP j CLIENT j >F IiRCG DEVELOPMENT : I I� (ARCHITECT 1 BR. UNIT � I 11-310 1 BR. UNIT 9 KHALSA DESIGN INC. _ x. 11-30� 1401 SF 787 SF 13 3: F I v ,. r LL 17 IVALOO STREET SUITE 400 2 BR. UNIT SOMERVILLE, MA 02143 11-309 ` TELEPHONE 617-591-8682 FAX: 617-591-2086, 840 SFS j CONSULTANTS: # 4. V. 2 BR. UNIT Consultant : 11-302 Address L Address 1189 SF Phone Fax e-mail Consultantx# Address rt Address91, A Phone Fax `. ,t e-mail 2 BR. UNIT z X11-308 Consultant -- Address 840 SF Address _ Phone Fax ti F e-mails' Consultant 1 s ' r„ Address Address ;.i Phone Fax :. gv e-mail n _. �J Y k zx a: Consultant 2 BR. UNIT Addressy Address Pho1� 1-30� Fax 1191 SF e-mail 2 BR. UNIT ?� J 5z ,r, fa z: 11-307REGISTRATION -- 840 SF �fir: i, �� _ 3 1/2 FLOOR UNITS E�a�, �E s�c�,� JAI SINGH �`�� � Name Number Level Area KHALsA `-� . o No. 6042 II Floor 3 1/2 Base a�, CAMBRIDGE, MA. 1 BR. UNIT i 11-301 Floor 31/2_Base 787 SF � BR. UNIof 2 T 11-302 Floor 31/2 Base 1189 SF 2 BR. UNIT 11-303 Floor 31/2 Base 1191 SF _ STUDIO UNIT11304 Floor 1/2 Base _ 563 SF Project number ��� _ 2 BR. UNIT 11 305 Floor 3 1/2 Base 743 SF 1 �u 07002 Date AUGUST 16 20 7o i� _ 1 .- 2 BR. UNIT 11-306 _ Floor 3 1/2 Base 814 SF � Drawn by --- KK 2 BR. UNIT 11-307 Floor 3 1/2 Base 840 SF —� STUDIO UNIT Checked by _ JSK ' Scale —.—.----1/8"_ V-011 M, 2 BR. UNIT 11-308 Floor 3 1/2 Base 840 SF 11-30� 2 BR. UNIT ----- — - -- 2 BR. UNIT 11-309 Floor 31/2 Base 840 SF REVISIONS 563 SF 1 BR. UNIT 11-310 Floor 31/2_Base 1401 SF ® No. Description Date Grand total: 10 814 SF ; �. # Y, t V DN F#. 4 — f 2BR. UNIT 3rd Floor PIS a 3 1 /2 Floor- Building 11 _ 11.305 n ._ co 1 - N N 1/8„ _ �,_o„ - 743 SF Bldg-11 za N 00 ik ij: NORTH ANDOVER MILLS N '00- S{ - �v'#�0 .. ok t. — N PROJECT NAME - - NORTH ANDOVER MILLS ;j 1 `I III I 1 Oil � PROJECT R ADDRESS = E SS II' I II 111 II 1. lllil II ' III ' 11I II I '� OUTSIDE � I E DECK I I I I � I 1 HIGH STREET, NORTH ANDOVER MA II ~ k� 1 I ill CLIENT E NT I II ' IIII P� �1 I 1 Ili M' UNIT II Illlill Ili ', �I I II ' I I I I III f: IIII � N � II � I � it �; 11.31011 RCG D I !I4 EVELOPMENT I I I I I 460 SF tri ARCHITECT I j I I , it IiI III III 11I d' iIll I I I 1 I I K HAL S A DESIGN INC. �I �. 9$ 4" ISI llil IIII 1 1 II TIII }L V"FrRi.iliiu;�r:. i -.. E I f1, I� 1 III IIIIy OUTSIDE I Iii ii ill I I y E' I� III �' ll � l �ouT DECK �- 1 Illi 1 1 VIII III 1 . ..,.� uz,. E;. I e 1 17 IVALO O STREET SUITE 400 /-�i I IUNIT II 1SOMERVI L LE MA 02 143 TELEPHONE 617-591- �L � 8682 FAX; 617-591-2086 111-309I i 111 1� IIII 460 SF ., CONSULTANTS: y"J r< 1 g. I K, . Consultant III Illjll VIII I 4z: r" Address s 1 �x I , I Address 'r 1 Ydfi Y.t.. i I I n2. 1 1 ! II �- Phone Fax I 11771 III e- mail I IIII "S f . .... I IOUTSIEDEI 1 Consultant :.:. l CK. Address I a� it I � IIII Address =1 .. yI IP hone e( I I I � I Fax IIII'IIII I II I e- mail I �;=II ' ll 11 III 111111 I IIII ' II I �.I � I, II I i II � I Il ! IIII it ii �� I I � ISI 111 ; 111 � i11 UNIT ji � I � II1, ilk I ill � l ,. I Consultant Address 0, j I 1111-30 Address Ii460 SF Fax n I � e-mail �a Consultant A i I I ' ddres 1 ��rt -- 1 Address F Phone aY Fax I III I j e-mail i -- I DECK j R OUTSIDE , +1' p- 1— 5TH FLOOR UNITS —� I � Consultant Address Name Number —� Level —Area —� l Address til i �1 1 1 1 1 1 Phone Fax 5th Floor j l I �. e-mail _ � j i lill � ll II ��_ . UNIT 11-306 5th Floor _ 460 SF — UNIT 11-307_ � : P3�1 7 1 ...: � � � >� . E ° ,_> 5th Floor 460 SF l I UNIT � u,-u:. �� UNIT 11-308 — j �� . —�„fP 7 ; _ 5th Floor 11 I REGISTRATION 1 �460SF � I I � I1 I � I � I � IIII , � I — 11-307 UNIT 11-309 5th Floor 460 SF I II �� I �III I � R R UNIT 11-310 — 5th Floor _ 460 SF I l l l l l 460 SF �� /�� JAI SING��c�yZ #�.` Grand total: 5 , ��i KH LSA ii � I � � j i i1 1 I � � I ' � I 0 No. 6042 — -- ' �,o� No. 'J- �7n , OUTSIDE DECK n ti�J I e:P Y xf ��� m Project number 07002 5TH-FLOOR Te Date AUGUST 16 2007 it Drawn by KK ,dI — — �-�n I III X Checked by — JSKI UNIT Scale -oil !' -1r. REVISIONS ------ - ------- j 460 SF No. Description DateIN ' IP I I f> .M1Y r a A i I Fifth Floor Plan Bldg-1 1 LO k' - - - - - - - - - - - - - - - - A=1 'Oak 3 ti NORTH ANDOVER MILLS dei 3 OF Aga M� g2 P�-PN N0. DL BL 44N/F LEGEND CLIFTON 0. WALDREP � � �/ � BK. 1410 PG. 17 CHAIN LINK FENCE � ARKING GARAGE-. \ - o STOCKADE FENCE (TWO LEVEL \\ OHW OVERHEAD WIRES \ -— ---- SLOPED GRANITE EDGING AREA =88,143 S sQ SANITARY MANHOLE ® �\ // \ w� i� •ps•�°�� ® DRAIN MANHOLE ® ELECTRIC MANHOLE otV CABLE MANHOLE WATER MANHOLE (D -TELEPHONE MANHOLE / -- ® CATCH BASIN � � • / 7 •�\ :=/ < / �� � N/F CO-) UTILITY POLE MATCH LINE, SEE SHEET 2 MICHAEL U. RODDEN 98L BOLLARD BK. 1425 PG. 121 0 m MAIL BOX \� wM WATER METER G.M. 0 GAS METER FIRE HYDRANT //// �� .�►��• o W.G. WATER GATE ®w POST INDICATOR VALVE 0 G.G. GAS GATE LIGHT POLE y Ac AIR-CONDITIONING UNIT PARCEL. TWO ELECTRICAL TRANSFORMER LOT AREA 2349225± S.F. ca CONCRETE PAD Al PROPOSED PARKING NUMBER \ 5.38± acres � \ / x 84.91 EXISTING SPOT GRADE TOTAL LOT AREA / KENNETH J. TOKARZ 9869867± S.F. BK. 1924 PG. 143 22.65± acres (INCLUDING AREA NORTHWEST OF HIGH STREET) � .GENER.�L rV07tS / ��,�►��� LOCATION OF UTILITIES SHOWN HEREON ARE THE RESULT OF SURFACE / \ EVIDENCE AS LOCATED BY FIELD SURVEY, PLANS OF RECORD, INFORMATION .��•�' FURNISHED BY THE RESPECTIVE UTILITY COMPANIES, AND OTHER AVAILABLE SOURCES IN POSSESSION OF DESIGN CONSULTANTS INC. AS OF THIS DATE. THIS PLAN DOES NOT NECESSARILY DEPICT THE EXACT LOCATION OF ALL UTILITIES WHICH MAY EXIST AT THIS TIME WITHIN THE PREMISES SURVEYED. PROPERTY LINES ARE BASE ON AN ALTA\ACSM LAND TITLE PLAN BY CONECO ENGINEERS, SCIENTISTS & LAND SURVEYORS, DATED JANUARY 08 ' A 2007. THE PURPOSE OF THIS PLAN IS TO SHOW THE EXISTING CONDITIONS FOR r DESIGN PURPOSES, AND IS THE RESULT OF AN ON-THE-GROUND 543.17' DESIGN SURVEY PERFORMED BETWEEN APRIL 3 AND AUGUST 10, 2007, S 237-''-�2� W PARCEL THREE BY DESIGN CONSULTANTS, INC. TO THE BEST OF MY PROFESSIONAL KNOWLEDGE, INFORMATION, AND BELIEF, \ f SE OF HIGH SI.) THIS PLAN CONFORMS TO THE TECHNICAL_ AND PROCEDURAL STANDARDS FOR LOT AREA = 72,151± S.F. THE PRACTICE OF LAND SURVEYING IN THE COMMONWEALTH 1 .66E acres I OF MASSACHUSETTS. N/F HOF MEADOW VIEW &, CONDOMINIUM P.L.S. owe/ BH. BK. 1527 PG. 321 BRYAN H. SLACK, P.LS. M REGISTRATION N0. 38393 S 9� v as NOTES y/1 7/17 38393 PART OF THE LOCUS PARCELS SHOWN HEREON ARE LOCATED WITHIN FLOOD � ZONE "X" (AREA OF MINIMAL FLOODING) AND PART ARE LOCATED FLOOD ZONE "AE" (AREAS OF 100 YEAR FLOODS, BASE FLOOD ELEVATIONS DETERMINED, ELEVATION 90) AS SHOWN ON F.E.M.A. FLOOD INSURANCE RATE MAP FOR COMMUNITY PANEL NO. 250098 0003 C, WITH AN EFFECTIVE DATE OF JUNE 2, 1993. LOCUS TITLE INFORMATION ALL BUILDING SHOWN ARE CURRENTLY EXISTING. LOT COVERAGE = 11.55% HIGH STREET & WATER STREET OWNER: RCG NORTH ANDVOER MILLS LLC DEED REFERENCE: BK. 10601 PG. 340 30 0 30 60 90 120 FEET Imm 10 0 10 20 30 METERS Copyright 2007 Design Consultants, Inc. P:\2007 Projects\2007-023 High St No Andover\dwg\—SURVEYING\07-023ex.dwg Design Consultants , Inc . SCALE: FIELD: L.G. DEFINITIVE PLAN: PLAN OF LAND PROJECT NO. = 30 2007-023 CALCS: M.L. PLANNED DEVELOPMENT NORTH ANDOVER, MASSACHUSETTS Consulting Engineers and Surveyors HORIZ: 1" ' DATE: AUG 13, 2007 CHECKED: B.H.S. DESIGN CONSULTANTS BUILDING SURVEYED FOR SHEET N0. 265 MEDFORD STREET VERT; APPROVED: B.H.S. EAST MILL SOMERVILLE, MA 02143 RCG NORTH ANDOVER MILLS, LLC 617-776-3350 617-77-7710 fax N0. DATE BY REVISIONS 4 OF 4 MATCH LINE, SEE SHEET 1 / / CP \ APPROXOF WATER \ // 3 N OFF �9a� N/F / I I I / RSTONE DUST UNNING PATH � I � � � I � / / 11 ./ 4 P. ��- DAVID A. PETROW / / FEMA ZONE AE / \\ // ;= BK. 1199 PG. 199 III I� FLOOD ZONE / FEMA ZONE X ' LINE = ELEV. 90 ,27.29' ; pIPF I I ��� MILL POND / I I.I I // h \ // /�• 1 FRANK A. TERRANOVA BK. 3951 PG. 111 \\ \\ FLOOD ZONE FEMA ZONE AE \ LINE = ELEV. 90 FEMA ZONE X \\� PARCEL ONE 1 LOT AREA � � �� � / �- \ �` w \ 1 = 588,260± S.F. 13.50± acres '� \\ \ ► / \ //: w N/F \ \\ �/ // // w RAYMOND J. TORRISIF BK. 1292 PG. 326 \ I \ I LL TOTAL LOT AREA i //, i z N N \ ��i� _ = 986,867± S.F. I I / r� / __jrQ 22.65± acres04 (INCLUDING AREA NORTHWEST OF\ 89.86 Q \ \ \ HIGH STREET) 1 / S 23'12 W `1•�• PARCEL THEEE N/F �• \ \' / / /// (SE OF HIGH ST.) RYAN J. STARNES Rox APP /�/ I BK. 3149PG. 56 � \ � OFwWATER� _I \ � 1 / / � . LOT AREA -- 72,151 ± S.F. 1.66± acres NOTE. \\\ I I �G �3 FOR ADDITIONAL NOTES AND LEGEND SEE SHEET 4. I\ III N/F KENNETH A. SWANZY �\ \ I I I /� LOCATION OF UTILITIES SHOWN HEREON ARE THE RESULT OF SURFACE \ \ \ I I EVIDENCE AS LOCATED BY FIELD SURVEY, PLANS OF RECORD, INFORMATION BK. 1207 PG. 143 \ \� \ I I I / FURNISHED BY THE RESPECTIVE UTILITY COMPANIES, AND OTHER AVAILABLE SOURCES IN POSSESSION OF DESIGN CONSULTANTS INC. AS OF THIS DATE. THIS PLAN DOES NOT NECESSARILY DEPICT THE EXACT LOCATION OF ALL \\ \ I J • / UTILITIES WHICH MAY EXIST AT THIS TIME WITHIN THE PREMISES SURVEYED. 50 h PROPERTY LINES ARE BASE ON AN ALTA\ACSM LAND TITLE PLAN BY \ \\ I ry CONECO ENGINEERS, SCIENTISTS & LAND SURVEYORS, DATED JANUARY 08, 2007. THE PURPOSE OF THIS PLAN IS TO SHOW THE EXISTING CONDITIONS FOR 173,00• \ DESIGN PURPOSES, AND IS THE RESULT OF AN ON—THE—GROUND S 30U,6- W �\ J INSTRUMENT SURVEY PERFORMED BETWEEN APRIL 3 AND AUGUST 10, 2007, = BY DESIGN CONSULTANTS, INC. �\ TO THE BEST OF MY PROFESSIONAL KNOWLEDGE, INFORMATION, AND BELIEF, N/F F0OT gRIOGE THIS PLAN CONFORMS TO THE TECHNICAL AND PROCEDURAL STANDARDS FOR DENNIS J. GEORGE N/F 3 THE PRACTICE OF LAND SURVEYING IN THE COMMONWEALTH BK. 1230 PG. 63 JACQUES GUIGUIZIAN OF MASSACHUSETTS. BK. 1231 PG. 157 IM$ Q � I \ � OF�� o) 00 1 P.L.S. I S ��0�• BRYAN H. SLACK P MASS. REGISTRA ON N0. 38393 SLACK II "0+ W — -7 Lo tIL 38393 173'± ALONG ss� 1 CENTERUNE OF BROOK CLAR ^ ,/� ` -, j CHORD/11E UNE: �+ RE vUON ,Q 83. S58'29'00"E S S 307j:p6- W — 169.18' / LOCUS Tl TLE /NFORMA T10N N/F / CHARLES C. FUCCA HIGH STREET & WATER STREET / BK. 1286, PG. 667 / I OWNER: RCG NORTH ANDVOER MILLS LLC / 1 DEED REFERENCE: BK. 10601 PG. 340 75'± FROM / CENTERUNE OF BROOK CHORD/nE UNE: / N5T31'31"W / - ` 94.84' / I / I 0 WN E R S 30 0 30 60 90 120 FEET I UNKNOWN S \?831 I 10 10 20 Q' N/F �BQv_ 0 30 METERS GUY P. MALANDRINO S+ H' S 30�'�•ZVO- Co ri ht 2007 Design Consultants, Inc. BK. 3583 PG. 314 W P:\2007 Projects\2007-023 High St No Andover\dwg\_SURVEYING\07-023ex.dwg PY • FIELD: L.G. DEFINITIVE PLAN: PLAN OF LAND PROJECT NO. Design Consultants , Inc . SCALE: 2007-023 CALCS: M.L. PLANNED DEVELOPMENT NORTH ANDOVER MASSACHUSETTS . Consulting Engineers and Surveyors HORIZ: 1"= 30' DATE. AUG 13. 2007 CHECKED: B.H.S. DESIGN CONSULTANTS BUILDING SURVEYED FOR SHEET NO. 265 MEDFORD STREET VERT: APPROVED: B.H.S. EAST MILL SOMERVILLE, MA 02143 RCG NORTH ANDOVER MILLS, LLC 3 OF 4 617-776-3350 617-77-7710 fax NO. DATE BY REVISIONS PARCEL THREE NW OF HIGH STREET LOT AREA =H IGH ST.) BRICK PAVER 2,231± S.F.: SIDEWALK (T�?) (PUBLIC - 50' WIDE) 2.12± acres �- — r W_C% / BENCHMARK: X-CUT SET ON MEFZ�O9Z�6 OF FLANGE OF HYDRANT BOLT, � PN No. ELEVATION = 92.39 (NGVD DATUM P GRAMTE CURB \ 0 ? G.G. / OF 1929) BL 03 N-22'45'45" E OG.G. PIV �. � • _ _0/ BL BL G.G. Q. 52.88 - X100.0 ' MB MB BULKHEAD o \ \ \ \\ ® L=65.4400 / I.G. BUILDING 22 \ V VAA V A O ° \ \ w.d. / ° oo STORY ,�' / BRICK R-100.00 ` \ \\\ \ \\\\ ,� R=100.00 10 AREA =3,900± SF \ , \ ` \ 1 L=51.91 GRASS ol \ \ \ \ \\\ ' AC 4 CANOPY ELECTRIC \\ \ PARCEL-1"HREE \ METERS 3 9 \ r S F T. r DR TYV41LA FACH AC N b \ \\ \\\ \\\`"'E O -HIGH S LSBDHF FlELD � �0 0 VA \ \ LOT AREA J 140.0' / 9.D• y� \\\\ = 72,151± S.F. / �` 1 r. 1.66± ~acres / C V I B4 5 \ A VAA GRASS 86 \ ` ` VA�34 I I I I ® I Q� \ \ \\ ��\ \ B7 \ \\ \ \ \\� " / / \ \ ` B10 \ \\ \ /GRASS / GRASS A ' / / Bl\ \` \\ \ 34¢ V\ \\ \ / 1-99— `-102 Bli LLJ 81 10 —10 I616 / , J© J Ql MULCH v v B17o �4 \ -NQ ® ) '� \t�,��\�� �,,n ` �� �� FOR ADDITIONAL NOTES AND LEGEND SEE SHEET 4. p 7 ,� ( 10 %� -:-// o- , � >> ` �� .•� _ GRASS / 821 � � �\� �\ \ / /. / .� � ✓ / _GENERAL NO S LOCATION OF UTILITIES SHOWN HEREON ARE THE RESULT OF SURFACE / 92 EVIDENCE AS LOCATED BY FIELD SURVEY, PLANS OF RECORD, INFORMATION ® 23 ® \� \ : / y O FURNISHED BY THE RESPECTIVE UTILITY COMPANIES, ON AND OTHER AVAILABLE e24 \\ o�� c \ \ `\ / yep SOURCES IN POSSESSION OF DESIGN CONSULTANTS INC. AS OF THIS DAT \ \ �� / (� THIS PLAN DOES NOT NECESSARILY DEPICT 'THE EXACT LOCATION OF ALL E 825 p \ J/ / ..� UTILITIES WHICH MAY EXIST AT THIS TIME WITHIN THE PREMISES SURVEYED. \ ®C6 C15 PROPERTY LINES ARE BASE ON AN ALTA\ACSM LAND TITLE PLAN 927 CONECO ENGINEERS SCIENTISTSBY �� v ` / o & LAND SURVEYORS, DATED JANUARY 08, 828 h \ , /: / 9 \ G �`' I 2007. ' / \ �° THE PURPOSE OF THIS PLAN IS TO SHOW THE EXISTING CONDITIONS FOR / 43 \ / els \ \� \ � f / e \`, `� PARCEL TWO /w.a OS �,'` DESIGN PURPOSES, AND IS THE RESULT OF AN ON-THE-GROUND / 30 \\ ` \ ///: / \ LOT AREA INSTRUMENT SURVEY PERFORMED BETWEEN APRIL 3 AND AUGUST 10, 2007 234. 2 BY DESIGN CONSULTANTS, INC. 25± S.F. / � 5.38E acres TO THE BEST OF MY PROFESSIONAL KNOWLEDGE, INFORMATION, AND BELIEF, THIS PLAN CONFORMS TO THE TECHNICAL AND PROCEDURAL STANDARDS FOR o THE PRACTICE OF LAND SURVEYING IN THE COMMONWEALTH �, / \ �t1 a� OF MASSACHUSETTS. \ TOTAL LOT AREA C� y C6 \ = 986 \ �� ,867E S.F.Lp P.L.S. l�. OF / = 22.65± acres9 BRYAN H. SLACK. P.L.S.PSMA REGISTRATION NO. 38393 BR ° � � � YAN N. GRASS /X' / \ o �4 / (INCLUDING AREA NORTHWEST OF ' SLACK � e 9 � � �\ g�l? a —j � 38393 HIGH STREET) Cs \ BL 9L 5 LOCUS n INFORMA 710N HIGH STREET & WATER STREF_T N/F OWNER: \ RCG NORTH ANDVOER MILLS LLC o � \ ¢¢ CLIFTON 0. WALDREP BK. 1410 PG. 17 B, �� / ��� ��� ARKING GARAG DEED REFERENCE: BK. 10601 PG. 340 �`"�� (,TWO LEVELS \ AREA =88,143 S y 30 0 30 60 90 120 FEET /// � 10 0 10 20 \ , 30 METERS Copyright 2007 Desii .0 s to s,/Iv��. /•/ � i \ MATCH LINE •. SEE SHEET 4 N/F P:\2007 Projects\2007-023 High St No Andover\dwg\—SURVEYING\07-023ex.dwg Design Consultants , Inc . SCALE: FIELD: L.G. DEFINITIVE PLAN. PLAN OF LAND PROJECT N0. Consulting Engineers and Surveyors HORIZ: 1"= 30' CALCS: M.L. PLANNED D 2007-023 DEVELOPMENT NORTH ANDOVER MASSACHUSETTS DATE: AUG 13. 2007 V77777" DESIGN CONSULTANTS BUILDING CHECKED: B.H.S. 265 MEDFORD STREET VERT: — SOMERVILLE, MA 02143 APPROVED: B.H.S. EAST MILL SURVEYED FOR 617-776-3350 617-77-7710 fax RCG SHEET N0. N0. DATE BY REVISIONS V NORTH ANDOVER MILLS, LLC 2 OF 4 I SLUICE WAY I I 1 1 / �t%'• \ Y INLZ#NE G4 (APPROXIMATE I I TUNNEL LOCATION) BETWEEN I 1 BUILDINGS w � � •''� GI o ������ M 1 PAVER �, � I I � �� TYP �. � 1 < ,✓ r.; 1 BIL SERA, / — G.G.H G S 7;'REET, , I W.G. W.G G.I ; SIDEWALK ( , F .. .SUrOI \ / (PUBLIC — 50 WIDE) ® i EET _ - - N \ G.G.O O �+ I 74 ` \\ 65 �. W.GO� \ I I I I ` ` I I I I �� ( I W.G. / yj I I I I I 1 1 I I 1 O i � OCUS �� BIT. a S1DEwAu( ® ' I I I I I i N 1 22-45 45" I I GRANITE CURB I • • I �' i 789x2' ' A S ' g t & 0.5 151. 40. 8L BL G.G. , �.. I I I RIV - 1 TUNNEL BETWEEN MB G.G. rn�n/ rb �` �� 1 BUIL DINGS. UNABLE MgRAI �. f 0?\ °s r C '� 1 1 TO VERIFY LOCATION. f -0 / I 1 POSSIBLY FILLED INlo 11 / m q� - SLUICE WAY I 1 e BUILDING 44W \ = 1 I lo PENISTOCK 1 (APPROXIMATE BENCHMARK: X—CUT SET SIGN I — — (OCATIONMA I DING 2 I I i''—��LocAnoN) I I c. lo ON SEWER MANHOLE RIM, '� o \ I 39. PROPOSED B ;1ol lo _ 4" e f• `� .;,. '` ELEVATION = 95.37 (NGVD \ I BUILDING 1 RESTAURANT (3,000 gsf) 11 I I GRASS / DATUM OF 1929) \ I I ✓� ' PARKING SPACES B1—B45 ► 1 I I & RETAIL (12,000 gsf) ' ;1 I r VICINITY MAP - NOT TO SCALE I ( PARKING SPACES C1—C72 ® ► MULTILEVEL WOOD r\ ELECTRIC \ I I I I 1 1 I lo I I METERS BRICK DR CH \ \ I I I WOOD LANDING 1 1 AREA =36,337± SF FIELD I 1 GRASS I MULTILEVEL WOOD s3' PTvCT ; i ; 11 10 II BRICK I n ; ® I 140.0 I \ I I I AREA =59,001± SF 1 1 3 STORY I I I I X59 i i l I I BRICK r' AREA 14,744± SF I M a g2 w W I I I 11 BUILDING 1A I I PN N J I I I I I Ilo r i co co Q I 1 I I I t'. I I III _ ; i III I N i [� > �o�` 1 I I I g �y�4 r I i BUILDING 1 / '`, 4 8'. J ® \ ® % I oo I 1 I Lly I I I I I 55 0 �, l I 11 I BUILDING 3 ^"91 GRAVEL SMOKE '� /� i i ®' I I r BUILDING 44E GRASS 96 / HGT STACK 13' T ° I I ---s BLDG / i W 1 I I I i PIV —94 , , TOTAL Al ' - / I ( lo AREA / -14 744± SF r 01 r I A2 i I I I r��' h 'i / I I— ccov a I A3 rn CONCRETE Cb8 v i \ i i GRAVEL I I IIII III �� Cb9 �� ,;� HVAC00 I I I IP N , ; / W.G. \ F COOLING I I I B I � I A4 I ,222, i i i i 4' ® U 93-�. — oo A5 I / N , , ca I I -- — �M o AB - I III III coNCRET�/ / / COOLING 01 I I I a a WOOD I I -- � (D - NOZE: in I BL CONCRETE, , A7 # iII I I I i " `°� - ; ENT. CONN. \ ®� a ' �6� Bn FOR ADDITIONAL NOTES AND LEGEND SEE SHEET 4. A8 o I I ° III III loo EB I ! I A9looe Bib W.G. A10 III I L I I PROPOSED n BUILDING s O TRAN P 20 RESIDENTIAL UNITS °' BUILDING 112A / 9 B19 \ A11 I PARKING SPACES Al—A40 I y� \ GENERAL NOTES I I I BUILDING 1 I I I 2 STORY B20 LOCATION OF UTILITIES SHOWN HEREON ARE THE RESULT OF SURFACE Al2 I 21 EVIDENCE AS LOCATED BY FIELD SURVEY, PLANS OF RECORD, INFORMATION I i I ® I ,/ ' 3' DI E p .b I 1 BRICK GRASS B2� �! A13 I > / B FURNISHED BY THE RESPECTIVE UTILITY COMPANIES, AND OTHER AVAILABLE I I I I I z \\ SOURCES IN POSSESSION OF DESIGN CONSULTANTS INC. AS OF THIS DATE. A14 NTD I I (D I� J / ® 23 ® -Y" e THIS PLAN DOES NOT NECESSARILY DEPICT THE EXACT LOCATION OF ALL I I I I , 1 BL \ 2 UTILITIES WHICH MAY EXIST AT THIS TIME WITHIN THE PREMISES SURVEYED. p M. / 824 Az 0 I A15�� I TO 82BRIDGE 5 -� �� ® RD / B25 \\ o� I PROPERTY LINES ARE BASE ON AN ALTA\ACSM LAND TITLE PLAN BY WOODo III 6. ' ---� / �' CONECO ENGINEERS, SCIENTISTS & LAND SURVEYORS, DATED JANUARY 08, I ---,. 1 --92—� A31 �— / B26 Q� \\\ 2007. A16r� I \ / B27 �\ II 0 I A17 o I �� SECOND FLOOR TO \ \ ' THE PURPOSE OF THIS PLAN IS TO SHOW THE EXISTING CONDITIONS FOR I I I I 1 1 / DESIGN PURPOSES, AND IS THE RESULT OF AN ON—THE—GROUND A 18 o I I I I A32 �, / \ i I I # � o W � � r c7o 629 � h \\\� INSTRUMENT SURVEY PERFORMED BETWEEN APRIL 3 AND AUGUST 10, 2007, / A19 I N i I I APPROX. EDGE / BY DESIGN CONSULTANTS, INC. OF WATER I I C71 BUILDING 9Aol B30 Ago I I r / \ l I / I RD \\\ ` TO THE BEST OF MY PROFESSIONAL KNOWLEDGE, INFORMATION, AND BELIEF, A33 C72 C \\ \\� THIS PLAN CONFORMS TO THE TECHNICAL AND PROCEDURAL STANDARDS FOR I I BL # \ THE PRACTICE OF LAND SURVEYING IN THE COMMONWEALTH \\ \\ l \ — A40 OF MASSACHUSETTS. I I I FLOOD ZONE \ \ A34 91' LINE = ELEV. 90 \\ ` A39 BI- / \\ \ 'J\\ / t OF MA J I I \\\ / \ \ P.L.S. PARCEL ONE \ \ 435 FEMA ZONE X A36 C \ \� BRYAN H. SLACK, P.L.S. M REGISTRATION NO. 38393 SLACK LOT AREA FEMA ZONE AE \\� \ 1 38393 A21 \ \ \ \ / _ � ( = 588 260E S.F. � �/ / 7 a BUILDING 3A / , \\ A36 GRASS /A22 / I 13.50E acres \ 1 A37 L '�.OQ' — -- � 94.0'/ \ \ K / $ 28y1�►e,r w I A25 /� / / i A26 J TOTAL LOT AREA I / LOCUS IDLE /NFORMA 170N 986o867± S.F. �\\ i ® ��� °� HIGH STREET & WATER STREET 3 `\ BENCHMARK: SQUARE CUT SET ON BL A26 1 W �' — 22.65± acres \ BASE ON LIGHT POLE, ELEVATION = -� �` C- r �,: OWNER: RCG NORTH ANDVOER MILLS LLC '\ �\ 92.39 (NGVD DATUM OF 1929) ° �� A29 / N (INCLUDING AREA NORTHWEST OF \�� a T. �� DEED REFERENCE: BK. 10601 PG. 340 A30 tom HIGH STREET) MILL POND \\ \0 �l BARBARA FLOOD ONE LDREDGE I l I �� FEMA ZONE X LO D Z \ \ � E �� LINE = ELEV. 90 BK. 1194 0 / FEMA ZONE AE \ PG. 214 3 ,�_� / / STONE DUST : I I / RUNNING PATH / 1 \� % v 30 0 30 60 90 120 FEET c APPROX. EDGE \ 08 / / CP / / ' OF WATER I I \ a r1pqNo 10 0 10 20 30 METERS to 04 MATCH LINE, SEE SHEET 3 / ,� ///i , // P:\2007 Projects\2007-023 High St No Andover\dwg\_SURVEYING\07 023ex.dwg Co yright 2007 Design Jonsultants, Inc. FIELD: L.G. DEFINITIVE P LAN: PLAN OF LAND PROJECT Q�O. Design Consultants , Inc . SCALE: CALCS: M.L. PLANNED DEVELOPMENT jS Consulting Engineers and Surveyors HORIZ: 1"= 30' NORTH ANDOVER, MASSACHUSETTS DATE: AUG 13, 2007 CHECKED: B.H.S. DESIGN CONSULTANTS BUILDING SURVEYED FOR SHEET NO. 265 MEDFORD STREET VERT: APPROVED: B.H.S. EAST MILL SOMERVILLE, MA 02143 RCG NORTH ANDOVER MILLS, LLC 617-776-3350 617-77-7710 fax NO. DATE BY REVISIONS 1 OF 4