HomeMy WebLinkAboutDecision INSUBSTANTIAL CHANGE 7/21/2020 k 16439 Pg167 #20697
08-11-2020 @ 10 : 59a
Town of North Andover - -
" hdF
Office of te Planning Dep aent . •.•
Community Development Division
120 M m StreetNorth Andover,.Massachusetts M-
NOTICE OF DECISION(INSUBSTANTIAL C&4LNGF,)
SITE PLAN REVIEW SPECS PERNHT
Date: July 21,2020
Petition of.- Linear Retail North Andover LLC
C Greg rocz,v , Asset Man genie t,Linear Retail r 'es Inc,
Burlington . �
Woods eve,S. 107
Burlington,MA 01803
Premises we ed* 175 Tumpi a Street 24 Lot 6)
North Andover,MA o 1g45
ACTS
n or about Febnary 5,2004,the North Andover a non
Board voted to issue a Site Plan
Review Special pernlit 2 Site D00lslon to&Wowood RrOPerties,LLC for the
redevelopment of an approximate 13.29 acre �l of land into a retai
morn a � p and restaurant playa
� good Shops. F4ewo d Shops OOnslst o 7 � t of "
spread across three buildings. i ���
. dings. Originally developed n ,the development was e�.nlI
��► �l�li l oe�.ter that � . . visioned t .
turgid retailers that were traditionally mall-based, These
r to"leas included women,men,and children s appaml,hone •
food.
��hrng ,office supplies and
• In dune 2015,1alevrocd fro ryes I.,�sod
p � the rope'to Linear Retail forth Andover 1
C,an affiliate of Linear Reuel Properties,LLB(Linear).
� Since the time that e�vood Shops was� develop Linear has staff thP► there has men a
sw nt change and disruption both the
consumer and retaffer mods
stated that as � et. Further, near has
�l sales shed online or were disrupted by oe retails such as Amazon or
Wawa r,apparel and home goods retailers such a Pier I (103591 SF and J. S cloyed
their stores at E►glewc d. Additionally,based u Linear's conversations
from tenant n • • with tenants and
s releases urea anticipates that ithm the next -12 months other ten
as Chi (2,804� 'o . (4,342arts rah
o s .
B� S and Yankee Candle(2,168 gl�- � �boon
follow
electing to close and con ohdat stotes to the more traditional mall-based co
Sarn NHor the�' odors ofe
orthshore Mall,
lnear has also indicated that the more active •
hers look' for space mcude food(fasf,
caste),fitness(boutique fitness such as Dilates,yoga and
h a elmg and medical(dental,physical therapy and urgent care), and ta thew mego es represent experiential retail.and are those
have not a been� faced � s that
by an once presence.
M
T"�M Cwt
Bk 16439 Pg168 #20697
My 2 t,2020
Insubstantial Change
175 Tumpike Street—&glewocd Shops
R Under the Ori&al 2004 Site Plan Mc.[ ion,Spec*al Condition No. .f e es tha '` if the
initial applicant, r subsequent owners,suomsors or as ig s ,n comae of con t e business
oPeration,Wish to open a restau=t that eXQ eds the 9,,000 SIP referenced in the roved fans
as noted cfidition N 2 �e �
app *cant must,prior to allowing such restaurants)to open for
business,submit revised plans to the North Andover Planning Board and Building Comnisinr,demons ratng that adequate additional parking exists on the site as defined M Section 8.1 of the
Forth Andover Zoning Bylaw. If the Town Planner deems these revisions to be substantial,bstant�al,as
deed under Section 8. .8,the applicant must submit revised plans to the planning
Board for
approval
In Auk 2011,the Board granted a Sitc Plan Review waiver to enable the then
- r to
increase the approved MOUnt of new restaurant uue footage from 00 s.f, for • .
� � additional
�5 00 s.f.restaurant. A. of the date that b ear acquired lewoo a tom of 1. � square feet
of existing space is occupied by restaurant uses*
On July 14,2020 Linear Retail Properties,LLC submitted ooff s nd
� ence requesting the
Planning Beard to vote to approve,as an substantial Chan a modification
Condi # - � to��e�al
No. 6.f of the 004 Site Flan Review Dec � n,dates debarys 2CO4,to enable the
owners to lease space within* FAglewood playa for additional restaurant use for the reason
described move. In addition additiorti the corres
pondence stated that,"As Linear looks to fill the current
and fut a vacancies at Eaee shops.,Five Guys has enter d into a long tern l
ease for the
f Or er J,Jill space 2$804 S ),subject to Town approval of the proposed .
dOs�s use. ��n• ee Pave any
to commence operations as soon as possible in order to be operational by the new school
y�in AugusVSepte ber,Linear is respectfully requestingthe Board to a rove� e M of
space noted above as an additional rtstaumnt use. Five 0- i uys s ready to renovate and
immediately occupy this spy,subject to Ion approvals to do soy'.
An approval of the hmbstantW Change request would allow for an ad Idtional
o4 st of'space
fr Five Guys,and the property would then include a total of 320 SF of space dedicated to
restaurant use,
support of this request for an InsubstantialChange,Linear subbed a Memorandum o andurn from.
Je frey S Dirk P.B,, 'ROE,FrM,Partner Vanasse&Associates etail
end �Inc,,� a Parking
Study for Eagje vood Shops— 1 Turnpike a Street(Route 1 l dated March 1
(The vanwse Report'). The vanasse I ep art sues that its analysis was conduc
Pier 1 and J. � ted while both
Jill wwe pe�ra �n and the was at full capacity with no var ies. The
Vanasse Report deterred the , fisting pig and the kin deed from
. . �' o existing
tenants could support dd�onal casual r s umn food use;however,the Vamse Report adds
that it is apparent used on the parking demand observations and the distribution of pwking
within the parking fields that serve Baeewood shops that the restaurant eo n
� rat the
southern portion of the site is the Pia y pig demand generator durtng the weekday
�� y and
�
y Midday period and on a weekday aver : o PI. As such,while the parking supply
within the lerood rho sufficient �
is east to a conimodate a typied mix of retail and restaurant
uses,the Vanme Report SWa that the addition of a significant sit-down Durant component po ent or
health club use that would have a loner duration of stay in the southern portion of the
site would
necessitate an evaluation of opportunities to increase the quantity f parking within the site
ineluding the development of a parking management program that could include; i a valet
operation restauran use); 11 use Of off-site Parking for employees;and iii worker with the
heap clams so tenants to schedule cla s g
o a not to overlap with the peak parking demand periods
for other um wig the site.
Bk 16439 Pg169 #20697
My 21t 2020
Insubstantial Change
17 Turnpike S&W —E4ewood Shops
Most re.ently,the property currently includes 13,395 SF of vast ace re re e�nt total o
47 Parking �
spaces allocated to those vaeancles, A mentioned by Blear, it is antler ate that
within the next 6-12 oaths,an additional 9,314 SF of space will be vacant,representing an
additional 33 parkingspam
or a total of 80 spaces not allocated to plea tenants. The proposed
Five Guys restaurant use would re uwe 42 parking spaees.Accordingly, the number of existing
undesignated parking spaces due to vacancies 47 are n excess of the number of ulred
area yes for eve (42). �
g Guys �excess parking capacity does not tie into account the
additional anticipated 33 additional parking spaces emoted to be freed additional vacancy.
Nor does�i parking � y
g �all�on faetr in a greater avaiabll lty of parking spaces due t :
raxyi g hours, days, or peak parking or loading deeds for multiple uses at the plaza;or,a
proposed parking reduction based on actual uses that could otherwise be approved under
Parking Special Permit pursuant to§ 195-8.8 of the Zoning Bylaw.
PICISION
Aber discussion at the July 21,2020 Plug Board meeting,and upon a motion by P.Boynton,
seconded by J. Simons,the Planning Board voted to allow an additional 2,805 SF of restaurant use at
Eagle wood P a,thus bringing the total restaurant us square to maximum of l
� �a 20 S ,as a
Insubstantial Change to the 2004 Site Plan Review Decision,notwithstanding the limitations on restaurant
use imposed under Seetion 6Xof said Decision with the following conditions. The vote was unanimous
4-0 in favor of the Insubstantial Change approval(K.Bargnesirecused herseU),
COWIDMNS
The Petitioner I comply with all eidsting conditions rendered in the 2004 Site Plan Review
Decision dated Feb mry 5,2004,except for specific eonddtions superseded b this Notice of
pe y
Decision—Insubstantial Change.
+► Linear sbal I file a fowl Site Plan Review Modification cation to the 2004 Site flan Review Decisi
on
with the Pla ing Board Wi0iin the next 30-60 days from the date of this Decision to undertake
additional proposed pro#vements to slgnage and to"clem-u ''certain aspects of the 2
Plan Decision. 4 Site
This Notice of Decision Insubstantial Change does not allow far .. •
a drive throt�restaurant,
however, should the applicant choose to pursue a d6ve-through Operafion in the futm an
application for a formal Site Plan Review Modification to the 2004 Site Plan Review Derision
could be submitted to the Planning oard.
This Notice of substantial Change shall�recorded with tb g se NorthRe&try of Deeds,
and evidence of recording is to be provided to the Planning Department.
AA
On behalf the Taws dNorth Andover Planning Board
Jean Enright
K. PAUL XANNUCCILLO, REGISTER
ESSEX NORTH REGISTRY OF DEED
W-n U, r-gF%Tb
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LAND TITLE SLIRVFY
rrf/3.fd ram.IYJn irrw.n„-..�
k 16439 Pg167 #20697
08-11-2020 @ 10 : 59a
4. Town of North Andover *iF
Office of the Planning Depai&e' .t. . ; • }
Community Development Division
rt
20 Main Street
i North Andover,Massachusetts o845 •
NOTICE O csiN aNsuBsTANTux cRALNGE)
SITE PLAN REviEw spEciAL PERmrr
Date, July 2 1,2020
Petition of., lnear ReW I Now Andover#I LLC
C Greg roc4 V11,, Asset Maneneut,Linear Retail Pro les In .5 1l 'o d eve,& 1
Burlington, tA,01803
Premises A. ecd: 175 ' ` .m . e Street Lot 6)
Forth Andover,mA o 1845
A �
On or about e r 5,2o� the North And •
�+ '� Board voted to issue a Site Plan
Review Spec Pit 20 4 Site Phan Decision)to Euglawood Properties,
r*devefopment of an appro 13.29 acrepar"]of land into a retail�and��� plaza .
as Eagle Wood Slops. �,ievrood Shops consists 7 i,7 square feetofretail
spread across three l,�u�Idin � ' �� .
� �developed 5,the development envisioned to
be a quasi-lifestyle center that featured retailers thatwere tradition
reta le # htn�� `nal ,m a ed. These
r included rozneN mere,and chi s apparel,home� office
food. supplies and
In June 201 ,Ea lewo d Properties, �sold
pe the PrOPWY to Ling Reuel North Andover#1
C5.are affiliate of Linen Retail Properties,LLC(Linear).
Sc the time that eo�od Shops was
developed,Linear has stated the,.there has been a
s n efimt change and disruption M both the consumer and retailer min p Linear has
. , , r mind set, Further, e
stated that as retail sales steed online or were disrupted onl"e retai
,�.a �, ,p � � such a Arr� . on or
apparel and home �retailer such a Pier 1 l S and I JiU(2$8()4 SF)cl(>Sed
be s�to�res at�ewood. Additionally,based ne t`'s con es
fromtea wi
�,n i ons with tenant and
ant news releases,Linear anticipates that th the next 12 months other tenants
as ltico*s(2,804 SIP),dos, (4p342such
Bank SP anal Y ee Candle(2,168 Soil — �also soon
electing n to a and consolidate staves to the more traditional ail-based co
Sale NH or the N rr�dor of
whore Kali,
Linear has also indicated tit the more active •
re#aers looking for space include food(fast,
caste),fitness(boutique f ne s such a Pilate, o and cycling)and HiedicM(dental,ph rsicM
therapy and urgent care), and that these W orres represent re�
have not experiential land are those that
been replaced y an online presenceP
T"in
C%*
k 16439 Pg169 #20697
July 211,2020
substanal Change
175 Tumpflke Shv4t—F,4ewo d Shops
• Most recently,the property currently includes 13,395 SIF of vacant space representing total of
47 Parking
spaces allocated to those vacancies. mentioned Linear, it is anticipated that
within� next - additional �
I months,are addition ,3 1 SF of space will be vacant,representing as
additional 33 Parkings ac4s for a total of 80 spaces not allocated to playa tenants. The proposed
Five Guys restaurant use would require 42 parking spaces.Accordingly, the number ofe sdn
undesignated parking spaces due to vacancies are n excess of the number of ui d
parking ace for dive (42). into p g Guys This excess parking capacity does not take into mount the
additional anticipated 33 additional ping spaces expected to be freed b additional vac .
N does this akin p �
parking space ahoc4on factor in a greater availability of parking spaces due to:
varying hours,days, or peak parking or long demands for multiple uses a the lazy or,a
proposedp
ping reduction used on actual uses tit could otherwise he approved under
Parking� p
Special Permit it pursuant to§ l -8.8 of Zoni g Bylaw.
PACISION
After discussion at the July 21, Plug Board meeting,and upon motion .,Boynton,
. g , , � y yn ,
seconded by J. Simons,the Planning Board voted to allow an additional 2,805 Sly of restaurant use at
g ewood Pia,thus bringing the total restaurant us square footage to a maximum of 18,320 SF,as an
Insubstantial Change to the 2004 Site Play.Review Decision,notwfthstanding the limitations on
restaurant
use imposed undor Sermon 61 of said Decision with the following conditions. The vote was unanimous,
4-0 in favor of the Insubstantial Change approval(K.Bargnesi recused herseM.
CN NS
► The Petitioner shall comply With aff existing conditions rendered in the 2004 Site Ilan Review
Decision dated February ,2o04,except for specific eonditions superseded by this Notice of
Decision—Insubstantial Change,
Linear shall file a formal Site Plan Review Modification to the 2 � •
� e Ian Review Decision
with the Planning Board within the next 3 - days from the date the
. . 'improvements
s Decision o unde�e
additional proposed'i p ove ent to lgna a and to"clean-u 1 certain �of the '
Plan . . Site
Decision
ion.
This Notice of Decision Insubstantial Change does not allow for a drive-through restaurant,
however,should the applicant choose to pursue a drive-through operation in the fidure an
application for a formal Site Plan Review Modification to the 2004 Site Ilan Review Decision
could be submitted to the I l m g Board*
This Notice of Insubstantial Change shall be recorded with Atli the Essex worth Re&try of Deeds,
and evidence of recording is to be provided to the Planning Department.
►behaff the Toga l ortb Andover Planning Board
Jean Entiglrt
M. PAUL XANNUCCILLO, REGISTER
«� EX NORTH REGISTRY OV DEEDS