HomeMy WebLinkAbout2020-11-24 SPR Decision SPR MODIFICATION k 16694 Pg54 # 2
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'down of North Andovet828J-!,!V'1 '-�0
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Office of the Planning Department
Community Development 6fvis
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120 Main Street
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� �Andover,Massachusetts �
NOTICE OF VECLSION CHODMCATION)
SITE PLAN REVEEW SPECS PERMU&PARIUNG SPECS PEST
o that t*wlty �
kity appeal shaU be wed date of deds)
within 2 days after the wwrKKt filing . �
slate of fiftgth6 notice in pstav='
,ReW
the OffiCe of the TOWU Clerk
Date:November 24,2020
Date of ring ; October 2 ,2020,November
2 ,220
Date ofDecision:November 24,2020
Petition -, Linear Retafi Mort Andover#1 LLC
c/o,Greg Drocz,W,Asset Management,Linear Retail Pro des Inc.
Burlington Woods eve,S. 107
Burlingtor6 MA 01803
Premises Affected: 1.27 Tumpike Street 24,Lot 16)
NOrth Andover,NIA o 1
Referring to sL petition for Modifioa ion to Notiewe of Decision—Site Plan R6viOw
FebruarySpecial Permit dated
,2 ,including a�'l n Speck er�t.The Modification application was filed in accordance
with the requirements of the Now Andover Zoning Bylaw,(Article 8.Pad 3 [Site Plan evi •Article
Part l �.
, - . * [Parking Special Permits];ands mole 10,§ 1 -10. A[SpecW Permit-(3ene al
of Chapter 195-,- rth Andover Zoning r a and MGL o.40A,See 9,so as to allow for themodification of parking and related improvements d ated at the Eagle wood she lea corps' o
approximately � f � �
p o exist reel restaurant and other space spread across three buildings,all of
whi0h is l a ed on an approxat 1 .29 sore paroe1 o land,all a shown n Si Plans. No o
. i anges t
the existing buildings or lot are proposed: The Site(as deed under Special Condition No. 19.a below)
s located m the General Business zoo district.
After a public heanng given on the above date,and upon a motion by J.Simons and 2nd by P.Boynton t
APPROVE the petition for Modieation to Site Plan Review,Including Parma S gal Pelt as
amimded and rased onconditions. '� � �
sect �e � ''� m favorof the
applloacns.
WA
0, -
if of the HsA g board
Eitm Goldberg,Chair
Peter Boynton
Kelly Corer
Aaron Preston
Dohs Simons
. 16694 Pg55 # 2
W Mc tion S R including Parking Special Pennit
127 Turnpike Street—Eaglewood shops
Map 24,Lot 1
The Plan=g Board herein APPROVES the Modification of theSitO PlanReview
Spmial Permit,
including Parking Special Pent,as fiwther described below.
The Special Permit-Site Plan Review(Modification)& 'ark Special Permit� Planning Board i l� �onwasfiled �
and on September 24, 2 , The Public Hag on the above referenced appfication was
opened on October 20,2020 and closed bY the North Andov
er Planning hoard on Governer 2 ,2020.
On November 24,2020,-upon a motion made by .Simons and second h P.
:as amended, a Special r�nit- i Boynton APPROVE,
Site Plan Review{Modification) &Parking Spacial Permit to allow
for themodification of parkingand related improvements located at the Ea lew of a roil 7 cod shads plaza consisting
,742 S o exit retail restaurant and other space spread across three buildings.No
Changes to the0XI M bu dings or lot are proposed. The Site t l; lootd in the�eaerl �x�.�s o�xng
dis�rlot. The 'roje t i located at 1.27 spike Street,North Andover, sae
a husetts, 01845, Assessors
Map 24,Parcel 16. The ParcOl totals approximately 13.29 acres of land with fro
' ` Special Permit was re stage u�n �e ��t.
requested b Linear ReW North Andover l L C, 5 ]Burlington Woods Lhiv
State 107, Burlington, MA 01803 c/o Greg Drooz,VP,Asset Management, e
plleant submitted complete application, hi h was noticed and reviewed in
accordanee with . rile 8, Su lemma
Regulations, �3 Site � n�e �ow, (Article a � �y [Site Plan aviow); Article , Part 1, 19 - , .
[Parking Special Permits],ands Article 10,§ 19 -1 .7A[Special Pit-General], -�
Ar�,dover� . of hater 1 forth
Bylaw)and MG . A,Seo .The mo on t approve was subject the FMB
OF FACTS and SPECIAL CoNDMoS set forth in this decision..
The Planning Board vote was 5—0,unani ous,in favor. A tissued by the,special permitr .nti authority requires a vote of at le four members of a five-member board.
The Applicant is hereby notified that should the Applicant disagree with this decision, a Applicant
cant has
the right,under MGL Chapter 40A, Sectioia 17,to appeal to this decision within twenty
this decision�been��� days aver the date
the `own Clerk.
The Plying Board makes the finding tha the intent of the Bylaw,as well a its specific
deci.slo�, � terra met, �
ec�Wl Mated b the Planning Board makes the following FINDINGS OF FACT46,
FIM GS
1 Can or about February ,20043 the North Andover Plante Board voted to issue a eReview
Special Alt(2004 . . � flan
Site Plan eoxsion to Eaglewood Properties,LLC for the redevelopment of an
approximato 13.29 acre parcel of land into a retC and restaurant playa known as Eaglewood Shops.
Eaglewood Shops consists of 76,742 square feet of retail space pa spread across three hudis.
OriginaUy developed In 20 05,the development was env isioned to be quasi-lifestyle center
featuredd retailers that ware, " � � that� o�y�l based. These ret�era included women,men,and
children apparel,home g ,ogee supplies and food.
2 In June 2015,Eaglewood Properties,LLC sold the Site to Linear Retail,North Andover#1 LL an
aerate f Linear .etail Properties, ,
es��
3) Since the time that Eaglewood Shops was developed,Linear has stated that there has been a
significant change and disruption in both the consumer and rimer ids . Further,Linear has
stated that as retail sales shed online or were disrupted by once retails such as Amazon o
Way'air, el and Dome goods retaUer's suueh a Pier 1 10o 91 and 1.Jill(2,804 8 closed their
i
k 16694 Pg56 #12
Noxember 24,,2020
Modification SPP,inclining Parma Special Pest
127 Txa ike Stet—E4cwood Shops
Map 240 Lot 1
stores at Enlewood, Addi onaUy,based upon ine $s conversations with tenants and from tenant
news releases,Liucar anticipates that within the next 6.12 months other tommts such as Chioo's
(21804 SF),Jos.A.Bank 4,342 S and Y' nkee Candle 2,1 8 S may also soon follow—electing to
close and consolidate stores to the more traditional mall-based corridors of Salem,NH or the
Iorthshore ball,
4 Linear has also indicated that the more active retailers looking for space include food(fas�,mul
fitness(boutique fitness such as Hates, yoga and cycling)and medical(dental physical thempyand
urgent care),and that these categories repsent experiential rem and are hose that have not yet been
replaced by an on]we presence.
5) Under the origiuA 2004 Site Plan Decision, Special Condition No.61 provides tha If the i tial
APPIicant or subsequent owners,su=ssors or assigns,in the course of continued business operation,
wish to open a resturaut s that exceeds the 91,000 8-1 referenced in the approved plans as noted in
condition No,24,the Aplioant must,prior to allowing such restarts to open for business,
submit revised plans to the Nosh Andover pla=mg board and Building Commissioner,
demonstrating ftt ade u addifional parking exit n the site as dewed in Section 8.1 of the
Noi th Andover Zoning law. If t e Town Planner deems these revision to be sub tend �as
defined under Sec on 8.3.8,the App11�nt must submit reprised plans to the lanning oardfor
approval'{
6) In August 20112,thQ board& ►ted a Site Plan Review waiver to enable the then-owner to inorme
the aia roved amount of new restaurant square.footage front 9,000 st for an addi ionai 3,500 st
res urant(the" 11 Waive ,). As of the date that Liuew acquired Eaglewood,a totem of 15..,5 t
squaw feet ofcuing spaw is ocoupled by restaurant uses.
7) n July 14,2020 .inear Retail Properties,LLC submitted correspondence u� the Pjann-
� g g
Board o vote to approve,as an substantieJ :hange,a m da won to ec condition moo. . 'of
p
the 2004 Site Plan Review Deoisio dated February 5,2004,to enable the owners to lease
wig.EV.Je ood Plaza for additional�r�umnt (the
�e
� for the reason described above "202
Insubstantial change Appleatlon l' . In addition,the correspondence stated that,"a Linear looks to
fill the current and ire vacancies at p.4ewoc d Shops Dive Guys has e�a►t rid rota ion t�lease
ror e former J. H space � su `eet o'l~own a r •
approval of proposed use. Since Five
Guys desires to c=Mence OPerations as soon as possible in order to be operational by the new wh(>Ol
Year A.uVWSepte beer,Lines is respectfully re u t Board oard t approve the use of the space
noted above as an addition resuumnt use. pive Guys is ready to renovate and'Immediately occupy
this space,s bject to local approvals to do so''.
8) The 2020 Insubstantial Change Application requested the conversion of an� '
*p 1 i d�ticrlai ,84 .f.of
space for Five Guys,so that the Site would then include a total of 18,320 SF of space dedicated to
resturaut use.
9) In support oft e 2020 InsubstaLitial Change� l'catio Ling submit
ted a m 'norandum from
effrey S.Dirk PR,PTOK FrM Pafter Vanasse&A soeiates,Inc.,detaifiing a Parking Demand
g
Study for Eaglewood Shops—175 Tumpike met(Route 114).dated March l 2019(The"Term
Me .orand m)')- The Traffic M=Oraudum states that its analysis was conducted while both Pier I
and 1.Jill were operate and the pia was at fug capaoity wig no vacancies. The Tic
Mernorwdum determined that the emsting pare and the paring demand from exisdn to nt
could support addition �asu recta g
l urant od u� however, a Traffic men era dum adds that it is
apparent bayed on the par',o.wg d maud observadons and the distribution of paxking e parking wig t
Modiffeation Spy indud ng Parking Special Pomit
127 Turnpike Street—Eaglewod Strops
Map 24,Lot 16
fields that serve Eaglewood shops that the restaurant component m tho southern portion oftho Site's
the pri ary parking deed generator dig the weekday and Saturday midday period and on a
weekday after 5:00 PM. As such,wee the parking supply within the Eaglewood Shops is sufficient
to aocomm date a typical mix of retaU and restaurant uses,the Traffic Memorandum states that the
addition of a significant sit-down restaurant component or health club use that would have a longer
duration of stay the sout ,e portion of the Site would neeessl at anevaluation of opporku hies t
increase the quantity of parking within the Site,incluftg the developn nt of a parking management
prom that could include;i a valet operaou(restaurant use);it use of off-site parking for
employees and iii working with the health club tenants to schedule classes so as not to overlap with
the peak parking demand periods for other uses within the Site.
i .t the July 21,2020 Planning Board meeting,and upon a motion by P.Boynton,seconded by 1.
Simons,the Planning Doud voted to allow as additional 2,805 SF of rest rant use at Faglewood
thus bringing the total restaurant us square footage to a mourn of 18X0 SF,,as an
Insubstantial Change to the 2004 Site Plan Review Decision,notwithstanding the limitations on
restaurant use imposed under Section 61 of said Decision with conditions(the"2020 Jnsubstantial
Change bete `on"'). The vote was unanimous,4-0 in favor of the 2020 W u stan al Change
Determination(Y, argne i r cured herself).
1 i Most recently,the Site currently includes 13,395 scant apace repmenting a tots of 47 paxldng
spaces ali mated to those ac;=cies. As mentioned by Lineal`,it is anticipated that within the next 6-
12 months,an additional 9,314 SF of space will be vast,representing an additional 33 parking
spaces for a totem of 80 aces not all
� coated to playa tenants. The proposed dive Guys rest use
would require 42 parking spaces.Accordingly,the number of ex6fing undesiga ted parking spaces
due to vac-ancies 4 are in excess of the number of required� parking spaces for Five buys This
excess ping capacity does not take into ae ount the additional anticipated 33 additional parking
spaces expected to he freed u additional v �o
* i p y a a�.cy. Nor does�parking space ikon factor in
greater availa ihty of parking spaces due to:var/mg hours,days,or peak parking or loading
demands for multiple uses at the plaza;or,a proposed parking reduction used on actual uses that
could c theme be approved under aParking Special pemit p=uant to§ 195-8.8 of the Zoning
Bylaw,
12 The proposed project provides a tom of 430 spaces where 5 61 spaces are required for exisg and
proposed fulture uses in accordanee with the Section l - -4 A`("Table of Off—Street Parking").
Accordingly,the Applicant has requested a Speoiai Permit for a reduced number of proposed pars in
spaces amordaue with Section l - .8 and 195-8.8.D(7)
of Chapter 195 as part of the
Modification Site Flan Review-Special permit process*Ati Special Permit resulting in a reduce
number of parking proposed kin spaces i a g
p p p p appropriate given the parking dynau cs that are inherent in a
mixed-use retail center that result in varying peak demands by time of day that are specific to the
various uses n the Site,and c njunott n with a r due on ofparldng spaces based upon projected
d
uses,the parking at the Site will not cause dement to the su. ound g neighborhood since the
proposed parking program for the site will not i mare traffic congestion or queuing oy otherwise
result in unsafe conflict or motor vehicle and pedestrian tr-affic,as f lier descriW the Traffic
Memorandum referenced at the end of'this decision,,
13 accordance with Sermon 1 - . AS)C Parking Areas and Mu1r p e Use Fa0ifiti s" ,for
the reasoxw
described in the Tra a Memorandum,the reduction of proposed parkung ni appropriate
for the ftoject slice the =,days,or peak paurldag demands for the uses are so different for the
current and projected to future uses at the Site that a louver total will provide adequately for all uses or
activities seared by the paring fhoility,and that the location of the parking faci i in relation to the
p �
w
k 16694 Pg58 #121
Noyember 24,2020
Moth cation S I,hacludbig ParlCmg Special Pit
127 Twupike Street—E4ewood Shops
Map 24,Lot 1
uses proposed to be served by it is appropriate. The Project will involve a combination of re
restaurant mediM oboe and other uses on the Site,and many of the uses will have var g peak
rig demands over the day.The parking demand analysis c ntal ed wMffi the Traffic
Memorandum supports the proposM for the reduced parking demand and parking reduction.The
analysis was performed following � •
P the standards and methodologies of Institute of �po�tio
Engineers and the Urban Land Insfituto for conduction parking demand studies,and as demonstVed
that the r � that arer
ovid d for the Project are sufficient to support the current and
future to=eies,and that the granting of a dial p m-iit for a deviation f m the parking
requirements of Setion 195-8.4 will � .
not cause a dent t the s'u round neigbbor oo inorme
traffic congestion or queuing or otherwise result in unsafe conffict of motor vehicle and d st an
moo. p
1 The specific Site Is an appropriate location for such a Use,structure or condition. The Site is
zoned for commercial use in the General Business zoning g&sWet,the Site is an appropriate location
for the proposed Project.The Site desip
wmpliments the surroundiug uses and provides for
sufficient traffic,curb out and cireW on improvements,as well as sufficient water,sever and other
t1
fifi ie . Parking will also be adequate t serve the proposed uses,based upon the c e atioaal hi to
zy
Of thea .t's tenants and p
l The use as developed wiH not adversely erect the neighborhood ehameter. The Projwa 6�
b
oerang for pr �ately 15 years,and thO use wiU not advemly affect the neighborhood for the
reasons described in -
2 Site Plan Review de ion.No eb os proposed under the appHcation
will adversely Feet neighborhood character.
1 'there wiU be no nuance or s rlou Ord to vehicles or pedwWans. Driveways ossin
'�pie Street will not be e� are ',
changed, located to provide for the best aaable sight distance
along Turnpike Street, `he pares anti loading facilities have beep designed to minimize conflicts
and xa efficiency in layout leading to the design of We and efficient ingress to and egress
from the Site for automobile,tniok and pedesWan fie,
`der,the Traffic Memorandum has
demonstrated that the 430 parldmg spaces that arc provided for the Projeot are sufficient to support
current and future teaoe the
without rem a nmsaee or serous hard to vehicles or pedesffian ,
l Adequate and aPPMPrilft fit lies wiH be providedfor the proper o eratlo o the proposed
�. 'fie Project i adequately and � , � p
appropriately serviced by mu oipal water,serer and other
utffities that adequately address the neods of the Project.No changes to these Facilities are ro
p pos .
l lna , the use is in barmony with the general purpose and intent of this Zo law. The
'lacing Board ids that this Project eaera
g y complies �e o� o North Andover Zoning
Bylaw requirementsmeted , but econditions
u� o`der to be is compliance.Planning y � p
Board hereby grants a approval t the Applrc*mt provided the fallowlAg conditions are
met;
SPECLkL CONDITIONS:
1 Penn it Definitions:
a. The `Locus" or "Site'refen to the 13.29 acres of land frontin on� l e Street
Assessors Map ,Parcel 1 .
g t � shoves on
b. The"Plans"refer to the plans prepared'by Allen&Major Associates,Ine., 1
over Way,
-c Box 2118, Iob=4�A 1.8 8,entitled"Alta CSM Land Title urve dated May 201 .
• row allows for the modifloaflon of parking ate related improvements located at the
ogle vood shops p1a oonsisting of approximately 76,742 SP of existing retail restaurant and
4 .
NOWMber 24,2020 Bk 16694 Pg59 #121
i 10M oo SPIN,including Parma Special Pew
i 2-7�ik StrM-� env
Map �1 ccd Shops
,Lot I
other sce sread across three Odin aHof whch
,
s located On an aWoximate 13-29 acre
l as shown on Site Plate.No changes to the o st .
�. S't i hoc td in o General ; ��d�n�o � � propose
dt s Ong district.
'fie "'A mot' r fm t Oar �eWl Properties,
IB l to ,MA 3,the licit for
The ,,, S cc� � itsmessors and ass
"Project� � refers� � P=on orty hOlding thO f68 interest to to time, � �� is not I to� Locus*
m developer,and Owner,
20) The Febnmry 5,2004 Special Pwmit.
SitO Pfau ROView condition . sal b amended a
� nr,itssuccessorsor assigns, .e comae o t� a x`ead� �
expand � s d continued u� ms a,� c ��e ��or
such,cumulative�`�r nt us in the
thO lrmnt 1�� nor to�o �co � eW 21, SF,
n c n or expanded���� �open forbusiness,submit revised P�� o the�'o� w .�
Andover Planning Director and North Andover .
o m ssion r� ous ting that adequate a ' ' i Building
Article � t'on P "� exists on t ry Site with reference to
{Off-Street a� and o .dIn o the Hoar Andy
Y t �od�� on o ��#e ��.e�r�e � er fa 'n Bylaw a modified� s� ,4� NoWmber 24,2020,as amended"'.
2 1 Ta'ts Not'ce Of Declsjn—Modificatin ec'
� � �� �'� Reviewdoes not�l f' �
t�o � ��t or drive-through for� �r
offer�;however sold Inc
.d�n,re-through oP � o �� - t choose to Prue
c 2 Site l - , . � o�for `on.a.r��# �� �Modification to
Revs Dwision could be submit to the
.n Board.
2 The Appficant ski Wmply wi aU existing
Decision abated rc rendered m� �Site �a� view
i���,� ,e� p�for eon conditions superseded
erode � �� PermitS�Plan e�ric�v ' � � '� hoc of Decision
tnc nd r� ��I em t.
3 This Notice ofDecision MOdifteation Speoia
Permit shaft a rePermit$'t Plan Review,�ncl iin ParmaSpecial
corded�t tine�c Norths of e �
provided t tht;Pik e � � v�d n oft d is to b
Department.
GENERAL CNDMN
2 This dwision Faust be filed t the NOr h
included as an s � � o deeds. The
e ollo � information tion `
i decision� �s
APPlicati011 EXW It G: Parma
g Al locafion Table
Pred =` JeffetY S.Dirk P.E.
PartRer,Verse&Associates,Inc.
3.5 New England Business Center� � � Ite
Date: Andover,M. 183
4
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