HomeMy WebLinkAbout2018-12-04 Planning Board Minutes Town of North.Andover
PLANNING BOARD
Eitan Goldberg, Chairman John Simons
Peter Boynton Aaron Preston
Jennifer Luz �� Lori Crane,Assoc.
Tuesday December 4, 2018 Cal 7n.m. 120 Main Street Town Hall, North Andover,MA 01845
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2 Present: E. Goldberg,P. Boynton, J. Luz,A. Preston, L. Crane
3 Absent: J. Simons
4 Staff Present: J. Enright,B. Wolstromer
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6 E. Goldberg, Chairman: The Planning Board meeting for Tuesday,December 4, 2018 was called to order at 7
7 p.m.
8 E. Goldberg: The agenda items this evening are potential Town Meeting Zoning Bylaw amendments brought to us
9 for discussion by their proponents for Planning Board review and potential sponsorship. If the Board votes
10 unfavorably, any item can be pursued as a Citizen's Petition. Items will not be voted on this evening;the Planning
11 Board is here simply to listen to ideas. Likely,there will be fixture discussions and multiple meetings on these
12 topics.
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14 DISCUSSION ITEMS:.
15 Potential May 2019 Town Meeting Zoning Bylaw Amendments:
16 Bowdoin Capital Group,Alex Loth: Potential for a Zoning Map amendment article for a zoning district change
17 from Corridor Development;District 2 (CDD2)to General Business (GB)for the following parcels of land located
18 at the corner of Hillside Road and Turnpike Street: 190 Hillside Road, 182 Hillside Road, and 582 Turnpike Street
19 located at the corner of Hillside Road and Turnpike Street.
20 J. Enright: Gave a brief explanation of the process should any of these items proceed to'Town Meeting warrant
21 articles. 190 Hillside and 582 Turnpike Street are owned by the proponent(Bowdoin Capital). A land purchase
22 has not been made yet regarding 182 Hillside Road. The Plan of Land for 182 Hillside Rd. shows a utility&
23 access easement that runs behind the two lots now owned by Bowdoin Capital. Offered context to the three lots,
24 their size, current zoning and function.Doted the setbacks from residential and Turnpike St. differ for GB and.
25 CDD2. Described locus of the sites in context with the surrounding lots, businesses, and zoning districts. The 3
26 lots for this project combined is approx. 76,000 sq. ft.the requirement for CDD2 is 87,000 sq. ft.
27 Alex Loth, 76 Innis Street, owner represcntative,Bowdoin Capital Groui1.90 Hillside Rd. was purchased in
28 2012;. 582 Turnpike St.was purchased in 2013. We have settled on potentially two users for the site: a bank and a
29 donut/coffee shop cafe. We have two conceptual plans,(Plan A) 190& 582 Turnpike St. & 182 Hillside-3 lots J
30 combined for dual use, (Plan B)2 lots combined for a bank only. 'Reviewed a conceptual 2 lot and 3 lot plan.The
31 drive thru is one-way, a traffic study will be generated. The existing buildings are occupied as residential;we are
32 seeking commercial zoning status. GB lends continuity to the area. The challenges with CDD2 are:we have 1.7
33 acres v. the 2 acre requirement for CI:7D2, a drive-thru requires 5 acres and the buildings would need to be 400 ft.
34 from the nearest residential building. In/out traffic to Turnpike St. is preferred. We are talking with MA DOT;the
35 state's timeline is fairly long for this area. Reasonable setbacks will be explored within the restrictions;we are
36 open to discussing zoning interpretations that will work.
37 Luz: The traffic on Hillside Road backs up quite a bit during certain times of the day.
38 E. Goldberg: The question is conceptual,whether this is a good idea for this location and how we make it happen.
39 John Zahotuilcp,owner,_182 Hillside Rd.: Questioned the process by which a zoning change v. variance might
40 occur. Explained that as a resident of 20 years and neighbor,he is in favor of working with the developer and
41 being included in the proposal for the three lots.This is a busy area and to allow a curb cut to 114 is a potential
42 safety issue. If we don't reach an agreement, what would become of our current CDD2 status?
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Town of North Andover
PLANNING BOARD
Eitan Goldberg, Chairnian John.Simons
Peter Boynton /%%%% '. Aaron Preston
Jennifer.Luz v Lori Crane,Assoc.
Tuesday December 4, 2018(ii,) 7 p.m. 120 Main Street Town Flan,North Andover, MA 01845
43 Bill Diadama 15 Greenwood East Ln •Expressed concern for zoning relief mainly setbacks; noting a gas station
44 would concern him more than what is proposed. Concern for daily traffic backups on Hillside(i.e. 7:30-8:15 a.m.
45 &at night) in relation to the opposing entrance to the Starbucks in Crossroads Plaza, Can 1 building v. 2 be
46 considered on 3 sites?Is a bank necessary;there is an empty bank less than 200 yards away.
47 Mary L. Schaallman, Abutter, 85 Hillside Rd.: Complained about heavy traffic in the area and voiced concern for
48 navigation of school buses. Mentioned the original curb cut and metal gate behind Starbucks which was originally
49 implemented to deter that driveway from being used as an entrance and exit, as it is used now.
50 j. Enright: There is a public meeting being held by the MassDOT at the Steven's Estate,December 10"from 4:30-
51 6:30 p.m. to review proposed changes that will take place in the 114 Improvement Project. The scope of the
52 project includes Rt 1.14 from Waverly Road to Willow Street.
53 E. Goldberg: Explained that a zoning change would requite a public hearing with the Planning Board and the
54 Board would be required to make a favorable or unfavorable recommendation. Then a 2/3 favorable vote at Town
55 Meeting would be required. Concluded that if there were to be a zoning change, this project would be fully
56 reviewed under a Site Plan Review Special Permit with the Planning Board at a public hearing where issues such
57 as lighting,traffic drainage, landscaping, etc. will need to be reviewed. This will be art ongoing discussion.
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59 Villa e Center Properties,LLC Chris McCarthy)and Stephanie Messina-Sewade: Potential for a Zoning
60 Map amendment article for a zoning district change from Residential 3 (RA)to General Business (GB)for the
61 following parcels of land located at the corner of Massachusetts Avenue and Chickering Road: 615 Massachusetts
62 Avenue and 287 Chickering Road..
63 Chi-is McCarthy, owner representative,Village Center Properties: Described the potential regional batik project
64 noting they are actively working with engineers,traffic engineers and MA DOT regarding the changes to this
65 intersection. We will require a MA State Highway Access Permit and intend to work with the abutters. There are
66 two homes oil this property which comprises .9 acres of land.Banking hours will be M-F, 9-5, no evenings, no
67 weekends, an occasional Saturday with a.m. hours, traffic will be sporadic and will provide a traffic analysis study.
68 J.Emig: Described the site as being diagonally across from first Calvary Baptist Church. There is an Open
69 Space parcel to the rear associated with the PRD-Cobblestone Circle. It is currently a residential lot zoned R3 and
70 they are seeking commercial zoning. Reviewed current zoning districts in the general area.
71 L. Crane: There are numerous other banks down the street; that's a lot of banks to support.
72 J. Luz: 'Expressed concern that this is considered one of the most dangerous intersections in the state and town
73 located near clusters of kindergarten and elementary schools. The entrance and exit on.Massachusetts Avenue is
74 not in character with the residential quality of the general area.
75 E. Goldberg: Landscaping will be important,at this location, i.e. there are mature trees,etc.
76 Susan Haltmaier, 90 Herrick Road: Placing an entrance on Mass.Ave. for a commercial business at this location
77 leading to the Common sets a precedent and is a mistake.
78 Stephanie Messina-Sewade, owner, 615 Massachusetts Ave.: I'm not sure everyone is aware that Massachusetts
79 Avenue is now considered a State Commercial Road;the town agreed to it. More cars and eight wheeler trucks are
80 traveling on it now which is the reason for the right turn lane.
81 Deborah Manning, 9 Cobblestone Circle: Our property is the first home on the right entering Cobblestone Circle. 1
82 know as part of the Massachusetts Ave. project that they are looking at drainage off of Massachusetts Ave.
83 Concerned about an existing drainage issue between proposed development parcel and her parcel, night lighting
84 spilling into back yard, and that there be a sufficient amount of landscaping proposed. Cautioned that the Sewade's
85 property is part of one of the lots in the original Planned Residential Development; Cobblestone Crossing.
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Town of North Andover
PLANNING BOARD
Eitan Goldberg, Chairman ; Jahn Simons
Peter Boynton %/l,%011li Aaron Preston
Lori Crane, Assoc.
Jenn f er Lin
I
i
l
Tuesday December 4, 2018(rD, 7 p m 120 Main Street Town Hal1,North Andover, MA 01845
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87 E. Goldberg;: Concluded that if there is to be a zoning change,this would come before Planning for a Site Plan
88 Review Special Permit at a public hearing where issues such as lighting,traffic, drainage, landscaping, etc. will
89 need to be reviewed.
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91 Tom Zahoruiko, 166.5 Great Pond Road: Potential amendment article to the Large Estate Condominium
92 Conversion Zoning Bylaw.
93 1;. Goldber n Thanked the public for their thoughtful email comments noting they have been entered into the
94 record. Reminded the public that this amendment affects more than one property and that the option before us will
95 require a zoning change.
96 Tom Zahoruiko, 'TKZ LLC, Am lieant: Gave a brief history of what has led to his proposal. The site is 1.75 acres
97 currently zoned R3 which has two structures on the site: the Historical Society building and the Rogers Building
98 (800 Mass. Ave).Described his intent for the project which is to construct eight residential (2)bedroom, 2.5 bath
99 townhomes (1.600-1900 sq. ft. ea.)for empty nesters and young professionals.The project potentially will
100 commence with a favorable vote at the 2019 Town Meeting; construction is estimated to take 2 yews. A garage
101 structure for covered parking would be constructed in the rear after the removal of the annex wing. The project
102 preserves the exterior of the existing building, minimizes overall impact to the site and will provide housing to the
103 underserved (1 affordable unit?). The only change to the existing structure is to add double windowed dormers and
104 remove the rear annex.
105 L. Crane: What is the proposed cost of the condominium units?
106 T. Zahoruiko: $600-625K each.
107 T.Zahoruiko: The town has a Large Estate Condo Conversion.Zoning Bylaw intended to convert estate homes
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108 into condominiums that has never been used. Currently, it can only be applied to 10 acres or more. 'There may not
109 be a site like this left in our town.This approach is to address and shrink the acreage requirement.
110 11. Boynton: Provided a brief summary of the working group that was established to explore zoning issues
111 associated with 800 Massachusetts Avenue,the Roger's Building as well as zoning in the general area.
112 Brad Wakeman,Abutter, 140 Academy;Road: Conservationist concerned with what the building will look like in a
11.3 hundred years. If this precedent is set on the Common will other homeowners consider this?
114 Stan.Limpert, President NA Historical Society,43 Stonecleave Rd.: The 2006 proposal to turn a historic home on
115 Academy Road into condos was based on the historic nature of that house.The house was clearly historic and
11.6 drove that decision. This building is not 100 years old or older.The Historical Society would never entertain a
117 parking lot with the associated responsibility and liability. This offer is real. We explored many alternate rises and
1.18 this is the only option on the table. We would receive needed funds.Tearing the building down would be costly.
119 This building is very solid and was built as if it were a mill building.
120 11. Boynton: Perhaps the mission here is preserving"the image of the Common"versus specifically, the building.
121 Kim Pickul.,Abutter 135 Academy Road: Expressed concern for Academy Rd. as being the premiere street in
122 town. Placing an abutting garage structure for eight vehicles changes the topography of the Open Space and will
123 change the nature of the abutting properties and their appearance.
124 13. Goldberg: The building is"iconic"not historic. This is more about preserving the feel and precedent for the
125 Common. if a zoning change were approved this would come before Planning for a Site Plan Review Special
126 Permit at a public hearing where issues such as this can be discussed.
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1.28 MINUTES APPROVAL
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Town of North Andover
PLANNING BOARD
Eltan GoMberg, Chairman John Simons
Peter Boynton /%jf%/%„rti •, Aaron Preston
Jennifer Luz
������'��' Lori Crane,Assoc.
,
Tuest/aV December 4 2018 a7 7 p.m. 120 Main Street Town Hall North Andover MA 01845
129 MOTION: P. Boynton made a motion to approve the November 13, 2018 minutes. J. Luz seconded. The vote
130 was 5-0, unanimous in favor.
131
132 ADJOURNMENT
133 MOTION: J. Luz made a motion to adjourn the meeting. The motion was seconded by A. Preston. The vote was
134 5-0, unanimous in favor.Meeting adjourned @ 9:30 p.m.
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136 MEETING MATERIALS: Planning Board Meeting Agenda December 4,2018;DRAFT Planning Board Minutes
137 November '13,2018,Corner of Mass Ave—Chickerin goail: 181204 Conceptual Plan with Abutting Properties Identified,
138 181204 Conceptual Plan,606159-Highway Plans-]00._Signal(1), MIMAP 1,MIMAP Zoning Layer 1;Comer Hillside Road
139 —Turnpike Street: 182 Hillside Deed and Plan, 181204 Conceptual 2 Lots, 1812.04 Conceptual 3 Lots,MIMAP Zoning Layer,
140 MIMAP;800 Mass Ave: Resident Comment: 181204 Abutter Comments 1). Evans, 181204 Resident Comment A Maclaren,
141 181204 Resident Comment B. Wakeman, 181204 Resident Comment D.Pickul, 181204 Resident Comment L. Belsito,
142 181204 Resident Comment M.Linihan, 181204 Resident Comment N. Stockdale, 181204 Resident Comment P. Craney,
143 181204 R. Sady, 181204 Resident Comment S.Hatch, 1.81204 Preliminary Proposal 800 Mass Ave.
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