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HomeMy WebLinkAboutMemorandum in support of variance for 505 Sutton St 06.11.2020 - Correspondence - 505 SUTTON STREET 6/11/2020 MemoranduminSupportofVariancePetition 505SuttonStreet,NorthAndover,Massachusetts By SuttonStreetRedevelopment,LLC June11,2020 Thisisamemoranduminsupportofavarianceapplicationfortheproposedmultifamily housingprojectat505SuttonStreet,theformersiteoftheKnightsofColumbus,andhasbeen preparedbySuttonStreetRedevelopment,LLC.Therealestateat477SuttonStreetand13 SurreyDrivewillberedevelopedconcurrentlywiththesubjectpremisesbytheTownofNorth AndoverforanewSeniorCenterbutshouldnotbeconsideredpartofthisapplicationasitis beingdesignedandpermittedbyothers.Therealestatelocatedat477SuttonStreet,505 SuttonStreet,and13SurreyDriveisownedbySuttonStreetRedevelopment,LLC.Thisproject waspreviouslyreviewedbytheBoardandapprovedforsideyardandfloorarearatioreliefina decisiondatedSeptember24,2019. SummaryofProposedProject SuttonStreetRedevelopment,LLCproposestoconstruct136unitsofrentalhousingwith associatedamenitiesinthreebuildingsat505SuttonStreet,hereafterreferredtoas Therewillbe94surfaceparkingspacesand120garagespacesforatotalof214spacesor1.57 spacesperunit.AspecialpermitwaspreviouslygrantedbythePlanningBoardtoallowa reductionintherequiredparkingfrom224spacesto214spaces.Aspecialpermitwasalso grantedbythePlanningBoardapprovingthesiteplans,approvingthemultifamilyuseand approvingthebuildingheight.Thepurposeofthisapplicationistorequestthesame dimensionalreliefthatwaspreviouslyapprovedbytheZoningBoardwhichoccurredbeforethe PlanningBoardapprovals.ThePlanningBoardchangedthebuildingheightandstoriesfor Buildings1and3resultinginadiscrepancybetweenthetwoBoarddecisionswhichisbeing remediedbytheapplication. ThePlanningBoardrequiredthatBuilding1befourstorieswhereastheZoningBoardapproved itasthreestoriesandBuilding3bethreestorieswheretheZoningBoardapproveditasfour stories.ThechangeinthebuildingheightsplacesthetallerBuilding1alongthestreetfrontage andtheshorterBuilding3againstabuttingsinglefamilyproperties.TheshorterBuilding3 minimizesimpactstotheabuttingresidencesandthereforethisapplicationinfersthatthe projectislessdetrimentaltotheresidencesthanwhatpreviouslyapproved. 1 ListofPlansandDocumentsSubmitted Thefollowingplansanddocumentsaresubmittedinsupportoftheseapplications: MultifamilySiteDevelopmentPlans,505SuttonSt.,NorthAndover,Massachusetts preparedbyTheMorinCameronGroup,Inc. PlantingPlanpreparedbyRadnerDesignAssociates,Inc.; SiteLightingPlanpreparedbyRadnerDesignAssociates,Inc.; Elevations,505SuttonSt.,NorthAndover,MassachusettspreparedbyR.A. Exterior Schaefer&D.M.White,Architects; andRegistryofDeedsInformation AddressMapLotDeedLotSize(SF)LotSize(Ac) 505SuttonSt.7423Book13569Page02865,6011.51 505SuttonSt.7454Book13569Page028107,6802.47 Total173,2813.98 Aspresentlyconfigured,thelotsat477SuttonStreetand505SuttonStreettotal4.56acres; however,approximately1.34acreswillbedonatedtotheTownofNorthAndoverbythe Applicant,andthe0.55acrelotat13SurreyDrivewillbeleasedtotheTownofNorthAndover bytheApplicant,fortheconstructionofthenewSeniorCenter.Theresultingdevelopmentlot areafortheSitewillbe3.24acres±.Seeattacheddeeds. Owner/Applicant TheOwnerandApplicantforthisprojectis: SuttonStreetRedevelopment,LLC EricB.Loth,Jr.,Manager c/oMincoDevelopmentCorporation LouisP.Minicucci,Jr.,President 231SuttonStreet,Suite1B NorthAndover,MA01845 DevelopmentTeam Alistofthemembersofthedevelopmentteamisappendedtothismemorandum. 2 Applications/PetitionstotheZoningBoardofAppeals SuttonStreetRedevelopment,LLCrequeststhefollowingvariancesfordimensionalreliefunder thefollowingsectionsoftheZoningBylaw: Section1957.3.B&Table2:SideYardSetback,EastSide:Reducefoundationfromto andEavesfromto(SeniorCenterSide)toallowforBuilding1,alongSutton Street,tobe3storiesinsteadof4stories. Section1957.3.B&Table2:SideYardSetback,WestSide:Reducefoundationfrom toandEavesfromto(ChinaBlossomSide)toallowforBuilding1,along SuttonStreet,tobe3storiesinsteadof4stories. Section1957.6&Table2:FloorAreaRatio:Increasefrom0.75to1.2toallowthe densityof136units. (ThesearethesameparameterspreviouslyapprovedbytheZoningBoardofAppeals. Theonlychangebetweenthisapplicationandwhatwaspreviouslyapprovedisthe buildingheightsforBuildings1and3thatwerechangedbythePlanningBoard.No reliefissoughtforthebuildingheights.) ApplicationstothePlanningBoardandtheConservationCommission ApplicationstothePlanningBoardandtotheConservationCommissionwerepreviously submittedandapproved. Fees FeesforthisapplicationpaidtotheTownofNorthAndoverare: $250.00forVariance; $187.65forcertifiedmail,returnreceiptrequested(27X$6.95); $437.65total. WrittenDocumentation A.ProposedUse SuttonStreetRedevelopment,LLCproposestoconstruct136unitsofmultifamilyrental housingona3.24acresite.Therewillbethreebuildingsofwhichonewillbethree stories(Building3)andtwowillbefourstories(Buildings1and2).Eachbuildingwillbe woodframeconstructionandhavegarageparkingunderneath.Therewillbecommon areaamenitiesinBuilding3. ProposedUnitMix Theproposedunitmixis30studiounits(22.1%);55onebedroomunits(40.4%);and51 twobedroomunits(37.5%)foratotalof136units.Thedistributionisasfollows: 3 TypeBuilding1Building2Building3Total Studio168630 1Bed20201555 2Bed22161351 Parkingwillbeaccommodatedasfollows: SurfaceSpaces:94 GarageSpaces:120 TotalSpaces:214(including10handicapspaces) Inaddition,oursitewillsharecommondrivewayswiththenewseniorcentertobe constructedontheadjacentpropertiesat477SuttonStreetand13SurreyDrive. B.Circumstancesrelatedtosoilconditions,shapeortopographyofland, especiallyaffectingthepropertyforwhichthevariancesaresoughtwhichdo notaffectgenerallythezoningdistrictinwhichthepropertyislocated. Thelotwillbe3.24acres±andisanunusualLshapeasshownontheattached plan.Thesitewillbeaccessedbytwocommondriveways,whichwillbesharedwiththe proposednewSeniorCenter.Thereisahighwatertableonthesiteandtheeasternsideofthe propertyadjacenttotheChinaBlossomRestauranthassteeptopography.Parkingandopen spacearebeingprovidedtothemaximumextentfeasibleonsite.Building3,whichabuts residencesintherearoftheproperty,hasbeendesignedatthreestoriesinsteadoffour.This necessitatesalongerfootprintforBuilding1alongSuttonStreet,inordertomaintainthesame projectgoalsaswerepreviouslyapproved.The4storyheightofBuilding1alongSuttonStreet wasdeterminedbythePlanningBoardtobedesiredoverhavingtheheightintherearofthe site,soastominimizeandmitigateimpactstotheabuttingresidencesintherear. Therequestedreliefwillallowtheapplicanttoconstruct136residentialrentalunitsonasite thatiscurrentlyunderutilized.Thisreliefwillnotbeadetrimenttothepublicgoodandthe changestothebuildingsheightsfurthermitigatepotentialimpactstoabuttersoverthe previouslyapprovedproject.Theprojectwillallowthesitetobesignificantlyimprovedfrom theexistingconditionvisually,functionallyandeconomically.Itwillserveasatransitionaluse betweenOsgoodStreet(Route125)andSuttonStreet. C.Factswhichmakeupthesubstantialhardship,financialorotherwise, whichresultfromliteralenforcementoftheapplicablezoningrestrictionswith respecttothelandforwhichthevarianceissought. 4 Duetotheshapeofthelot,thehighwatertableandthesteeptopographyalongtheeastern boundaryofthesite,theproposedprojectrequiresrelieffromthesetbackrequirementsand thefloorarearatio. AliteralenforcementoftheprovisionsoftheBylawwouldprecludeafinanciallyfeasible multifamilyuseandtherebyinvolveasubstantialhardshipuponeffortstodevelopthis propertyinawaycompatiblewiththeneighborhoodandwithourqualitativedesignstandards. D.Factsreliedupontosupportafindingthatreliefsoughtwillbedesirable andwithoutsubstantialdetrimenttothepublicgood. ObtainingzoningreliefwillallowtheApplicanttodevelopthesiteinawaythatprovideshigh qualitymodernhomeswhichmeetthecurrentdemandforhousingingreaterBoston,tocreate adynamicneighborhood,andtogeneratetaxrevenuefortheTownofNorthAndover. E.Factsreliedupontosupportafindingthatreliefsoughtmaybegiven withoutnullifyingorsubstantiallyderogatingfromtheintentorpurposeofthe Bylaw. RelieffromtherequirementsoftheZoningBylawmaybegivenwithoutnullifyingor substantiallyderogatingfromtheintentorpurposeoftheBylawasdiscussedaboveandis consistentwiththePurposesasoutlinedinSection1oftheBylaw. F.SubmitRDAfromConservationCommissionwhenContinuousBuildable AreaisappliedforinZBAapplication. TheConservationCommissionhasissuedanOrderofConditions,whichisattachedtothis application. GeneralRequirements Encouragingthemostappropriateuseofland:Duetoitslocationatthejunctionof Route125,amajornorthsouthrouteinEssexCounty,andSuttonStreet,amajorlocal connectorroad,anditsproximitytothetrainandbuslines,interstatehighways,and downtownNorthAndover,themostappropriateuseofthelandisformultifamily housing.Thereisnochangetotheproposedusefromwhatwaspreviouslyapprovedby theZoningBoardofAppeals. Preventingovercrowdingofland:Thereisanunmetdemandforhousingin Massachusetts,whichismostefficientlymetthroughthedevelopmentofmultifamily 5 housing,whichistheoppositeofsprawl.Thereisnochangeinthedensitythanwhat waspreviouslyapprovedbytheZoningBoardofAppeals. Conservingthevalueoflandandbuildings:ThissiteistheformerlocationoftheKnights ofColumbus;thoseimprovementshaveoutlivedtheirusefulnessandareboth physicallyandeconomicallydepleted.Thedemolitionofthebuildingandthe redevelopmentofthesitewillallowfortheconservationofthevalueoftherealestate. Thereisnochangetothedevelopmentfootprintthanwhatwaspreviouslyapprovedby theZoningBoardofAppeals. Lesseningcongestionoftraffic:TheProjectwillshareacommondrivewayonSutton StreetwiththeproposedSeniorCenter,aswellassharinganexitdrivewaytoSurrey Drive.ThiswillminimizeturningandbrakingonSuttonStreet,improvingthetrafficflow andsafetyalongthisroute.Thereisnochangeintrafficthanwhatwaspreviously approvedbytheZoningBoardofAppeals. Preventingundueconcentrationofpopulation:Midriseconstruction(3and4story buildings)allowsforthedevelopmentof136unitsatarateofapproximately42units peracre,whichistypicalforsuburbanmultifamilyhousing.Thereisnochangeinthe densitypreviouslyapprovedbytheZoningBoardofAppeals. Providingadequatelightandair:Thespacingbetweenthebuildingsandthepresenceof exteriorbalconiesprovidesforadequatelightandair.Theonlychangefromthe previouslyapprovedplansisthatashorterbuildingisproposedintherearofthesite. Thiswillcreatemorelightandairadjacenttotheresidencesintherear.Thisproposal haslessimpactthanwhatwaspreviouslyapprovedbytheZoningBoardofAppeals. Reducinghazardsfromfireandotherdanger:Designandconstructionwillmeetthe requirementsofthemostrecentMassachusettsbuildingcodeand527CMR:Boardof FirePreventionRegulations.Thereisnochangetofireprotectionthanwhatwas previouslyapprovedbytheZoningBoardofAppeals. Assistingintheeconomicalprovisionoftransportation,water,sewerage,schools,parks andotherpublicfacilities: Concentratingdevelopmentononesiteisaneconomicalway toprovidetransportation,water,sewerage,schools,parksandotherpublicfacilities. TheProjectisinwalkingdistancetoMcEvoyPark,whichwasrenovatedin2014; municipalwaterandsewerareavailableonSuttonStreet;publicschoolsarewithin drivingdistance;andpublictransitisnearby.Thereisnochangetotheeconomical impactsthanwhatwaspreviouslyapprovedbytheZoningBoardofAppeals. Controllingtheuseofbodiesofwater,includingwatercourses:Therearenobodiesof waterorwatercoursesthatwillbeimpactedbytheredevelopmentofthisSite.Asmall offsiteisolatedwetlandwillrequireafilingwiththeNorthAndoverConservation Commissionunderthelocalbylawonly.TheprojectfullycomplieswiththeNA WetlandsBylawandRegulations.Therearenootherwetlandsorwaterbodieswithin ofthesite.AllstormwaterdischargesfromtheSitewillfullycomplywiththe 6 MassDEPStormwaterManagementRegulations.Thereisnochangetotheinterestsof waterresourcesthanwhatwaspreviouslyapprovedbytheZoningBoardofAppeals. Reducingtheprobabilityoflossesresultingfromfloods:Thedesignofthestormwater managementsystemwillensureareductioninthepostdevelopmentrateofrunoffin accordancewiththeMassDEPStormwaterManagementRegulations.Thesiteisnot withinafloodplainandwillnotrequireanyfillingoffloodplainorwetlands.Thereisno changetothefloodpreventionmeasuresthanwhatwaspreviouslyapprovedbythe ZoningBoardofAppeals. ReservingandincreasingtheamenitiesoftheTown:TheProjectwillmakeasignificant financialcontributiontoreservingandincreasingtheamenitiesoftheTownthroughits realestatetaxpayments.Inaddition,theApplicantwillbedonating1.34acresofland totheTowntobeusedasasitefortheconstructionofanewSeniorCenter.Thereisno changetotheamenitiesthanwhatwaspreviouslyapprovedbytheZoningBoardof Appeals. AdditionalInformation SuttonStreetRedevelopment,LLCisasinglepurposeentitycreatedfortheownershipand developmentoftheSite.MincoDevelopmentCorporationanditsprincipalsandthe DevelopmentTeamareallhighlyexperiencedinbothresidentialandcommercialdevelopment andfinance. Priorexperiencedevelopmentteam LouisP.Minicucci,Jr.hasbeeninvolvedinthedevelopment,financingandmanagement ofmanycomprehensivepermitprojectsinNorthAndover. o McCabeCourt45unitselderly,asexecutivedirectorofNorthAndoverHousing Authority; o MorkeskiMeadows60unitselderly,asexecutivedirectorofNorthAndover HousingAuthority; asexecutivedirectorofNorthAndover o Heights28unitselderly, HousingAuthority; o KittredgeCrossing126unitsowneroccupiedhousing,asTerraProperties,LLC; o OakridgeVillageandMaplewoodReserve269unitsowneroccupiedhousing, asValleyRealtyDevelopment,LLC; o BerryFarms196rentalunits,asNorthAndoverHoldings,LLC. Additionally,Minicuccihasbeeninvolvedinothercomprehensivepermit,LocalInitiative Projectsandmultiplemixedmarketrate/affordableprojectsthathavebeenapproved andconstructedinothercommunities: o MaritimeLanding114unitsowneroccupiedhousinginNewburyport,as PortsideRealtyDevelopment,LLC; 7 o PowderMillSquare(LIP)60unitsowneroccupiedhousinginAndover,as PowderMillSquare,LLC; o Point26256unitsowneroccupiedhousing(50marketrateand6affordable) inCambridge,asCambridgeCapitalGroup,LLC;and o WellesleyPlace36rentalunits(28marketrateand8affordable)inWellesley, asWellesleyPlace,LLC. Ourmarketratehousingdevelopmentexperienceincludes: o Lynn332marketraterentalunitsinLynncurrentlyindevelopment,asLynn Redevelopment,LLC; o NatickCommons32marketraterentalunitsinNatick,asNatickCommons, LLC; o VanguardatWaterfrontSquare194marketraterentalunitsinRevere,as RevereInvestmentGroup,LLC. OurSmartGrowthhousingdevelopmentexperienceincludes: o OneBostonWay76mixedmarketrateandaffordablerentalunitsattheMBTA stationinNewburyport,asOneBostonWay,LLC. Ourclusterhousingdevelopmentexperienceincludes: o PeachTreeFarm29clusteredunitsconsistingof24singlefamilyhomesand9 condominiumsinNorthAndover,asPeachtreeDevelopment,LLC. LEEDCertifiedProjects: Point262,CambridgeLEEDcertifiedSilver; OneBostonWay,NewburyportLEEDapplicationpending. Ourdevelopmentexperienceincludes: NorthAndoverStopnShop; MethuenCVS; LowellFiveBank,NorthAndover; PeoplesUnitedBank,Methuen PortsmouthCVS; Medicaloffices: o AnnaJaquesHospital,Newburyportoffices; o NewtonWellesleyHospital,Wellesleyoffices. ProjectNarrative SiteandAbuttingUses 8 ThesiteisinthenortheasternpartofNorthAndover,justofftheRoute125commercial corridor.Immediatelyeastofthesiteisarestaurant(ChinaBlossom).Acrossthestreettothe north,theLawrenceMunicipalAirport,ownedandoperatedbytheCityofLawrence,isa publicuseairportlocatedat492SuttonStreet.Itisapproximately420acresinsizeandhastwo runways.TothesouthandwestoftheSiteisaresidential,singlefamilyneighborhoodaswell asthepreviouslydescribedlandthatwillbecometheseniorcenter.TheSiteisalsosituated withinproximityofmanycommercialamenities,jobopportunitiesandrecreationalfacilities, thecentralbusinessdistrictandtheRoute125commercialcorridor. NeighborhoodAmenitiesandSiteContext TherearenumerousjobandcommercialamenitieswithinwalkingdistanceoftheSite.The commercialcenteroftownonMainStreetisapproximately¾milefromtheSite.Between MainStreetandtheSiteresidentslivingattheSitecanfindconveniencestores,officebuildings, restaurants,autorepairshopsandothercommercialamenities.Thereareothercommercial usesapproximately¼mileawayfromtheSiteatthejunctionofRoute125andRoute133 includingButcherBoyMarketplace,locatedat1077OsgoodStreetwhichcontainsseveral restaurants,anartstore,akitchendesignstoreandadrycleaner.FurthernorthonRoute125is OsgoodLandingat1600OsgoodStreet,formerlyaWesternElectricplantandmorerecently LucentTechnologies.The169acresitehousesa2,000,000squarefootfacilitywithavarietyof hightech,industrialandR&Dtenants.OsgoodLandingisapproximately1.5milesfromthe projectsite.Therearealsoinstitutionalandrecreationalamenitiesnearbythesite. NearbyrecreationalamenitiesincludethenewlyrebuiltMcEvoyParkwithballfieldsandplay areas,MazurenkoFarmConservationAreaandaDanceStudio(NancyTheSite willalsoincludeprivateamenityspaceforresidentsincludingagatheringcenter,workout room,outdoorpatioandusablespaceandlounge.Anewfirestationwasrecentlyconstructed at795ChickeringRoad(onRoute125atthejunctionofOsgoodStreet),0.7milesaway.North AndoverHighSchoolisalsolocatedonRoute125,0.9mileawayat430OsgoodStreet.Great careandthoughthavebeenbroughttothesiteplanningandthebuildingsforthislocation.The surroundingcontextlendsapositiveinfluencefromwhichwasdrawnupontoenhancethe projectsothatitfitscomfortablyintotheneighborhood. Architecturally,thebuildingsweredesignedtobecompatiblewiththevernacularofthe community.Anumberofaestheticandarchitecturalfeatureshavebeenincludedinthedesign thatdrawfromthesurroundingneighborhoodsandareabuildings.The136dwellingunitsare distributedamongthreebuildings. Thebuildingfootprintsizesarecommensuratewithothercommercialandmultifamilyusesin thearea.Theverticalandhorizontalbuildingelementsandfaçadedetailswillfurtherbreak 9 downthemassingofthebuildings.Thedecksandcloselyassociatedwindowscreatesmaller scaleareasofthebuildingcommonlyfoundonsinglefamilyhouses. Drawingontheneighborhoodporchandeavedetailsoffersasimilarappearanceonthe buildingfacadesthatallowsthemtoblendwiththeneighboringhouses.Approximately56%of theparkingwillbeingaragesundereachofthebuildings,outofsightandoffering enclosed/weatherprotectedparkingfortheresidents.Thesurfaceparkingincorporates extensivelandscapeislandsandperimeterscreeningtominimizethefootprintofpavement. EnvironmentalDesignConsiderations ThegoaloftheSitedesignwastominimizeimpactontheenvironmentthroughhighefficiency, buildingfloorplanningwhichreducesthefootprintsizeoffthebuildings,minimizingimpervious surfaceareasbysituatingparkingunderthebuildingsandthroughstrictcompliancewiththe MassachusettsDepartmentofEnvironmentalProtectionStormwaterManagement Requirements.Finally,theApplicantwillcomplywiththeEnergyStarguidelinesforthe newconstructiontothemaximumextentfeasible. PublicTransportation Trainserviceisonlyashort2.5miledriveorbustriptotheLawrencetrainterminal.The MVRTArunsabusroute(#33)fromdowntownLawrencetodowntownNorthAndoverwitha busstoponthecornerofMainStreetandSuttonStreet,approximately3/4mileaway.Thesite isthereforeaccessibletotheMBTAstationbothbycarandbypublictransportation. Additionally,busroute#14runsfromdowntownHaverhillanditsMBTAstationtoOsgood Landing,anemploymentcenterlocatedapproximately1.5milesawayfromthesite. CreationofJobs TheProjectwillcreatetemporaryconstructionrelatedjobsandwillalsocreateongoinglong termpropertymanagementandmaintenancejobs.Furthermore,the136rentalunitscreated bytheProjectwillhelpsupportthegrowthoflocalbusinessbyprovidingasignificantnew influxoffcustomersandemployees. 10 eloth@mincocorp.comlpm@mincocorp.comnbpt@mincocorp.comrasarch@comcast.netscott@morincameron.com Corporation 2019 President x210 1B LLC 01845 Jr.,Jr. May Architects Inc. x222 11 03045 MA Suite x200 List 01923 Jr. NH St., White, Development Group, MA 62006473340585863488 447 Street Team Minicucci,Minicucci, St. Loth, Andover, Pollastrino P.P. Cameron D.M. Manager Box 687682497Schaefer777774 SuttonElm B. Minco Redevelopment, & Elm Jr., Cameron c/oLouisNorthLouisKaren112Goffstown,Danvers, 231978978EricP.O.603noneRob66978978Scott Street Loth, Schaefer Morin B. SuttonEricAddressofficefaxcontactR.A.AddressofficefaxcontactTheAddressofficefaxcontact Engineer: Owner/Applicant:Architect:Civil 140 mradner@radnerdesign.comamarton@lecenvironmental.comrkirby@lecenvironmental.comSuitegham@rdva.comrlevy@eckertseamans.com Dr., Floor Center 16th 101 LLC 4129) 100 Inc. 813 Suite Place, 01701 12 Suite Business Inc. 01880 Mellott, (508 MA01810 St., & 02110 Inc. Street, MA Levy MA 6144250066778800650868326899 Consultants, Radner EnglandMA Kirby W. Cherin Ham International Marton Associates,736245245474688342342 ConcordLowell New Associates, Framingham,Wakefield,RichardAndover,Boston, 945508Michael380781781Ann31978978GilesTwo617617Robert & Design Seamans Environmental RadnerAddressofficefaxcontact LECAddressofficefaxcontactVanasseAddressofficefaxcontactEckertAddressofficefaxcontact General Architect: Engineer: Counsel LandscapeEnvironmental:TrafficLegal