HomeMy WebLinkAbout2021-05-04 Planning Board Minutes Town of North Andover
PLANNING BOARD
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Dfresday,May 4, 2021 rr, 7 p.im, 120 Maisr Street Town Hall,North Andovej•, MA 01845
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2 Present: E. Goldberg, J. Simons, P. Boynton, A. Preston, K. Bargnesi K. Cormier, Assoc.
3 Absent:
4 Staff Present: J. Enright, M. Rodrigues
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6 E. Goldberg, Chairman: The Planning Board meeting for Tuesday, May 4, 2021 was called to order at 7 p.m.
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8 E. G._ oldber : (Read the Governor's Order into the record). Votes will be recorded as roll call this evening. This
9 meeting was held remotely via conference call.
10 J.Enright(in person/present): Roll Call: K. Bargnesi (remote participant), K. Cormier(remote participant), P.
11 Boynton(remote participant),A. Preston(remote participant), K Goldberg(in-person/present), J. Simons(in-
12 person/present)
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14 Pursuant to Governor Baker's March 12,2020 Order Suspending Certain Provisions of the Open Meeting Lapp, G.L. c.
15 30A,§18, and the Governor's March 15,2020 Order intposing strict limitation all the number of people that inay gather in
16 one place, this meeting of the North Andover Planning Board ivill be conducted via remote participation to the greatest
17 extent possible.Specific i iforntatlon and the general guidelines for remote participation by inentbers of the public and/or
18 parties with a right andlor requirement to attend this meeting call be found oil the Tolvn's iyebsite, at
19 ivivly.ilortliaii(lovernla.goy. For this lneethig,ineinhers of the public Lvho wish to ivateh the meeting clay do so oil their
20 televisions by tuning to Conicast Channel 8 or Verizon Channel 26 or online at ivrviv.uoi-tliantiovercanl.org. No in person
21 attendance of members of the public ivill be perinitted,but every effort ivill be made to ensure that the public call
22 adequately access the proceedings in real tinge, via technological ineans.hi the event that ive are linable to do so,despite
23 best efforts, ive ivill post oil/lie Tomi of North Andover ivebsite all audio or video recording,transcript,or other
24 comprehensive record of proceedings as soon as possible after the ineeting. If the public would like to participate in public
25 hearings please entail your(ltieslioii/coiialtieitt prior to of during the ineetiitg to 'enri hf lorthandoverina. ov. The
26 question/coninient will be read(hiring the proceedings and responded to accordingly.
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28 STAFF REPORT
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30 BOND RELEASE:
31 121.0 Osgood Street,Princeton Properties: Request for release of$40K Performance bond.
32 J. Enri ht: This application was for 192 residential units; a component of a mixed-use development that has 43K
33 sq. ft. of commercial space being constructed in the front of the development. Permit was approved in December
34 2016; residential component is fully built out and Certificates of Occupancy have been issued. There is a condition
35 prior to release of the bond specified in the decision(condition#86)requiring a traffic monitoring program post
36 development within one year of the issuance of the CO. Traffic report to be submitted to MassDOT and the
37 Planning Dept.; sarne condition is also carried in the commercial decision(condition 489). Intent of the traffic
38 monitoring program condition was that it was to be conducted at the completion of both the residential and
39 commercial components. The applicant has asked for an Insubstantial Change to waive the traffic monitoring
40 program requirement prior to release of bond.
41 E. Goldberg: Waive the bond entirely or move it;what if the commercial project finishes?
42 J. Enright: Once the bond money is released there are no milestones to reach. Their project would be fully
43 completed; the monitoring program would still be in place because it is conditioned in the commercial project as
44 well which posted an additional $40K bond.
45 J. Simons: Are there outstanding punch list items or is the residential project completed?
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Town of f North Andover
PLANNING BOARD
Tuesday,May 4, 2021 L 7 p.m., 120 Maiu Street Town Hall,North Andover, MA 01845
46 J. Enrijzht: It is completed in terms of site development, landscaping,the engineer certification letter has been
47 received and I have visited the site. Stormwater treatment equipment has been installed on site. Conservation
48 Commission has an Order of Conditions to ensure that the treatment system is maintained and operational;
49 estimates it will remain in place for an additional three years. There is an agreement between the two property
50 owners for common areas associated, including the treatment system. Alternatively, they could put up an escrow
51 fund in the amount of$3,500 to contribute to the traffic monitoring program once the commercial development is
52 completed.
53 J, Brown,Princeton Properties: There are two issues of concern that would not allow us to do traffic monitoring at
54 this time (1)the final pavement coat along Osgood St.has not been installed, (2)the traffic study(commercial
55 component produces 2/3 of the traffic on this site), also conditioned in the special permit for commercial(#89),
56 will not be complete for about a year. We anticipated this, received a bid for$7K from Vanasse& Associates to
57 do the traffic program. Alternatively,we agree to put$3,500 in escrow but prefer release of the residential bond.
58 There is plenty of security for the Planning Board to enforce that condition on the commercial component,
59 J. Enright: The$3,500 escrow would be established with the purpose of spending it on the traffic monitoring
60 program.
61 E. Goldberg: I do not perceive a traffic issue now. What percentage of the residential is occupied now?
62 J. Brown: Property is at approx. 85% occupancy.
63 MOTION: J. Simons motioned to release the$40K bond for 1210 Osgood Street,North Andover, MA, Princeton
64 Properties, and to allow for an Insubstantial Change contingent on an added condition that a$3,500 escrow be
65 established for a traffic monitoring program. K. Bargnesi seconded. Roll Call vote: A. Preston voted yes. P.
66 Boynton yes. K. Bargnesi voted yes. J. Simons voted yes. E. Goldberg voted yes. The vote was 5-0, unanimous in
67 favor.
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69 `E. Goldberg react Goi� Baker's Order into the record]
70 Annual Town Meeting Zoning Bylaw Amendment Articles/Planning Board Report:
71 • Article 27, Table 2: Summary of Dimensional Requirements, Corridor Development District 2(CDD2):
72 Amend lot area minimum, street frontage,and to make them consistent with the text in Article 16,
73 Corridor Development District, 195-16,13 of the Zoning Bylaw,
74 • Article 28, Business 4 District: add Personal Service Establishments to Permitted Uses.
75 • Article 29, Downtown Overlay District,Historic Mill Area: Subdistrict A: add Personal Service
76 Establishments to Permitted Uses.
77 • Article 30, Water Protection District: Make Boundaries and Zones text consistent dimensions in Table 1
78 and Table 2,amend cross-references and other minor edits.
79 • Article 31, Sign Bylaw: Amend the zoning bylaw to regulate the placement of signs on private property in
80 a content neutral manner.
81 J. Enright: As discussed at the last meeting,the five Planning Board sponsored zoning amendment articles have
82 been recommended for favorable action by the Board and the Select Board.No public comment has been received;
83 hearing remains open.
84 E. Goldberg: Board continued the public hearing until May 18,2921 and potentially prior to town meeting.
85 [Continued to the May 18, 2021 Planing Board meeting]
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87 Annual Town Meeting Zoning Bylaw Amendment Articles/Planning Board Report:
88 Article 32 Citizen Petition Article X Joe Finn and others: Multi-family housing moratorium.
89 J. Enright: Received comment from a resident late today and added it to the agenda link.
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Town of North Andover
PLANNING BOARD
Tues(lay, May 4, 2021 ),, 7 p.ln., 120 Main Street Towit Hall,North Andover, MA 0.1845
90 E. Goldberg: Read abutter comment, Rebecca Stronk, into the record: [Concerned multi fancily housing will
91 contribute to stress town resources, create traffic congestion and overcrowding in schools.]
92 J. Enright: No additional information has been submitted since the last meeting. Board seems supportive of a study
93 for a water and sewer capacity analysis. The Town Manager is also supportive and will find money in the budget
94 to fund this study;recommendation is to hire a consultant to work with town staff to complete the analysis.
95 P. Boynton: Was the Board's discussion at the last meeting strictly related to sewer and water or did it include
96 other elements? Is there any sense of speed as to when results will be made available to public?Agrees a study is
97 worth doing. Is a motion required.
98 E. Goldberg: The moratorium language talks about traffic studies, police&fire studies,roadway infrastructure,
99 housing production study. We have completed a lot of these studies for each of the major developments prior to
100 the Royal Crest proposal. Does not believe an aggregate study other than water and sewer was discussed.
101 J. Enri ht: This may take six months to complete; a consultant will need to be identified. Later this evening we
102 will review the Royal Crest redevelopment fiscal impact and school capacity study,which is an aggregate study
103 that include recent developments with the proposal for Royal Crest added in.
104 E. Goldberg: The consensus is to move forward.A motion is not required from the Board however a statement
105 with the correct language is warranted and voted on at the next meeting. We cannot compel the town to do this.No
106 further comments made; anticipates Board's recommendation will be made at the next►necting.
107 [Continued to the May 18, 2021 Planning Board meeting]
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109 [B. Goldberg read Goys. Baker's Order into the record]
110 CONTINUED PUBLIC HE,
111 3 Great Pond Road Elaine Fiubur : Application for a Site Plan Review Special Permit under Article 8, Part 3
112 and Article 10 § 195-10.7 of the North Andover Zoning Bylaw. The Applicant proposes the creative reuse and
113 conversion of the Grange Hall in the Old Center to three residential units,construction of retaining walls,
114 stormwater management, and creation of associated parking spaces. No exterior alterations are proposed. The
115 parcel is located within the Residential 3 zoning district. (K Cormier recused)
116 Andy CaffreX: Most concerns have been addressed; substantive changes have been made to plans. ZBA granted
117 two variances,width of driveway and location of parking. Project is in compliance; believes the Special Permit
118 should be allowed by the Planning Board. Appearing before Conservation at their next meeting; project needs
119 approval from the Historic District Commission. Wondered if the proposed Citizens Petition could affect this
120 project?
121 E. Goldbcr : If the moratorium passes this project could be impacted. However, based on outside counsel opinion,
122 those projects already granted a Special Permit will likely survive a potential moratorium and not be affected. We
123 will proceed as though this project will survive.
124 J. Enright: Opinion letter from outside counsel is linked to the agenda under the Housing Moratorium
125 Articic/Citizen Petition.
126 M. Rodrigues:►es: Will forward subsequent questions in response to the opinion letter for clarification.
127 J. Enright: Revised plans have been received addressing all concerns, a revised cover sheet clarifying certain items
128 related to the waiver requests and ZBA approval. Town Engineer submitted stormwater comments; a response was
129 provided last week; however, the Town Engineer has not provided a response yet. Conservation meets next
130 Wednesday. Suggested the Board keep this open in order to get a sense of the Commission's review. If plan
131 changes are required they will likely have to be brought back to this Board.
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Toivn of North Andover
PLANNING BOARD
Ttiesdan May 4 2021 7 .nr. 120 Mrritr Street Towtt Hall Not71t Andover MA 01845
132 E. Goldberg: Confirmed 6 parking spaces will be provided with stormwater management. Recommends draft
133 decision be prepared for the next meeting reflecting adaptive reuse language of the bylaw and making sure we
134 have the Findings of Fact for the specific requirements to create a solid template going forward.
135 [Continued to the May 18, 2021 Planning Board ineeting]
136
137 DISCUSSION ITEMS
138 Royal Crest Estates 1 &28 Royal Crest Drive Trinity Financial Jim Keefe: Proposed Master
139 Redevelopment Plan for the property.
140 • Jeff Doggett,Merrimack College
141 . Fiscal Impact/School Capacity Study
142 • Continued responses to general questions/comments
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144 [Minutes taken out of order to allow guests to arrive]
145 MEETING MINUTES:
146 MOTION: J. Simons made a motion to approve the April 27, 2021 Meeting minutes. P. Boynton seconded. Roll
147 Call vote: A. Preston voted yes. P. Boynton yes. K. Bargnesi voted yes. J. Simons voted yes. E. Goldberg voted
148 yes. The vote was 5-0, unanimous in favor.
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150 J. Enright: Read comment received at 6:33 p.m.,from Kevin Dube, into the record: [Concerns regarding density,
151 traffic, safety, moratorium good idea, explore options for next 10-20 years]
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153 J. Enright: Balloon test/site visit is tentatively scheduled for May 25,2021 @ 6:00 p.m.; suggested the balloons be
154 put up a few days prior so that view angles may be observed in advance.
155 E. Goldberg: We have discussed building heights, numbers of people, students,new residents, retail and we need
156 to start putting all of this together to move forward; we need a sense of how big this is and how tall it is. M.
157 Lozano to confirm date of balloon test within the week.
158 E, Goldberg: Picked up where Board left off at last meeting; read general comments from document (210427
159 Summary of General Public Comments Trinity Resp for 5_4_21)page 35: (reserved fiscal impact related
160 comments/concerns for later)J. Salvatore: (concerns for negative impact to town, utilities, recently town
161 experienced gas emergency on it fi-astructure, carbon emissions, sewerage, impact to elementaq schools and
162 impacts of construction proximity to schools; teachers, students, transparency)
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164 J. Enright: The additional comment received late this afternoon is in your meeting packets.
165 Jeff Doggett, Exec,V.P. CFO Merrimack College; Resident of NA for 8 years,working for college over 10 years.
166 Role is to oversee physical growth of campus. In 2016-2017, working on Master Plan for the College reached out
167 to Aimco as to the future of Royal Crest knowing site would be developed. Building housing on our land only to
168 have a developer knock down Royal Crest and build additional housing would crush the institution. As a financial
169 anchor in this community,we realized we needed to leverage the strength and growth of the institution to the
170 benefit of the community;many students need housing as we continue to grow. We would receive the financial
171 benefit if we were to build housing on our property. By convincing Aimco to redevelop the property,they would
j 172 have guaranteed revenue from our student rentals. We cannot run a hotel on our own, however we bring a lot of
173 students and families to campus,prospective students,tours, accepted student days, Homecoming,etc. which
174 would benefit the entire community. Approach was to leverage economic strength of the institution and growth,
175 unparalleled in higher education, (not many schools have grown as much as MC in a short period of time). Credits
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Town of North Andover
PLANNING BOARD
Tuesday, May 4 2021 7 .nr. 120 Mrujr Stt-eet Torvlr Hall Nord Aiarlover MA 01845
176 Aimco for coming to the table; they are doing things with Trinity that is not typical for them. Recognized early on
177 that if we built on campus we would not be improving this ageing piece of property;we rent over 500 beds there
178 and have 300 students who rent on their own; 1,000 beds going forward is not a leap; easier to have them in one
179 location and not intermixed with other families.
180 E. Goldberg: Today,you have 800 students at Royal Crest. What kind of comments do you get as to how things
181 are going there; comments frorn students and do you get complaints about students from residents?How are the
182 dorms regulated, is there security,are there RA's? Are there any balconies proposed?
183 J. Doggy: Rarely receive calls saying that living next to students is ideal; mainly noise complaints. Conflict
184 arises when intersperse students and residents in the same building. By placing students together in the same
185 building,you end up with fewer complaints. Some complaints come to us, some to NAPD; every call is taken
186 seriously. Security processes would be in place;Merrimack staff living in the building, residence hall directors &
187 assistants, etc. We have some of that at Royal Crest; spread out over the community. Balconies were proposed, but
188 our goal is never to be so definitive over one element of design that we would risk an important project over
189 "balconies".
190 E. Goldberg: There has been comment related to the financial arrangement. Can you talk about management and
191 ownership of the potential dorm? Would Merrimack run anything else outside of the dorm?If we are looking at
192 tax dollars as one of the benefits of this project,then we include an entity that does not pay taxes, how do we make
193 up for those issues?
194 J. Doggett: The college partners with a third-party,outside of Trinity or Aimco,that does housing projects all over
195 the country. The arrangement is between the college and that entity. We have already had conversations with this
196 group and will build beds elsewhere if this does not go forward. Over time, a lease between the institution and that
197 group or directly with the students but through us, would transition ownership of the facility over to the college.
198 That entity does housing for institutions and is a non-profit; it would switch frorn one non-profit to another.
199 Regarding the impact on tax revenue, Merrimack College will pay a premium to build 1 K beds at Royal Crest
200 compared to building on carnpus. We believe that"something"at Royal Crest provides the opportunity for the
201 town to have retail, a hotel,the opportunity to address the 40B issue, etc. we feel is worth it and is our economic
202 impact on this project. Building 1 K beds anywhere has an impact on resources, some positive and some
203 problematic; never wants College's growth to be a problem for town resources.
204 E. Goldberg: That is fair. Any time a non-profit grows, it benefits the town, bringing in people who are spending
205 money in town, going to restaurants,whether through sports or academics,the town becornes widely known.
206 There lies a responsibility with the college that with continued growth and services provided, an agreement be
207 reached moving forward; people have been wanting this and it would help in this regard. This will be important for
208 town meeting.
209 J. Simons: You mention the synergy of having a hotel that benefits the community and college along with the
210 retail attached to it—do you see it more broadly. What is the"win/win"element for Merrimack, is it offices,over-
211 55 housing,or the hotel?
212 J. Doggett: Merrimack wants to be part of a thriving community. While there is no direct impact to have over-55
213 housing or the 40B housing,to Merrimack College, a thriving North Andover is good for the College. A growing,
214 thriving Merrimack is also good for North Andover. We depend on each other and will all benefit from
215 restaurants,retail, including residents,students, school faculty and staff. It feels more like a community. We have
216 an immediate housing need and would like to use that to leverage a better opportunity for the community.
217 E. Goldberr;: We have heard complaints about the size of the project; number of people, heights of buildings and
218 locations of certain buildings. How committed is Merrimack to the current proposal?
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Town of North Andover
PLANNING BOARD
Dies(lay, May 4 2021 7 .nt. 120 Main Street Towft Hall Noy-Ili Andover MA 01845
219 J. Doggett: Merrimack College needs I beds, and we believe this project should move forward. Anything is
220 open;with any adjustments there are impacts. The current plan is certainly our preference; goal is to achieve our
221 housing needs and establish something new and exciting that benefits Merrimack and the entire town of North
222 Andover at Royal Crest.
223 P. Boynton: How important is the mixed-use retail area to Merrimack?
224 J. Doggett: As a direct use-the retail area is not of great importance to Merrimack College. Indirectly,the retail is
225 important. It is a great opportunity to have more restaurants and stores. A lot of our students travel outside of town
226 and I would like to leverage their economic strength to help them to become a successful as part of this project.
227 E. Goldberg: Fiscal Impact Study: We will hear first from Trinity and their analyst; then we will hear from our
228 peer review consultant. We will then proceed to Board questions/comments.
229 M. Lozano: Introduced Trinity's consultant, Mark Fougere who presented the fiscal impact study.
230 E. Goldberg: (referenced sloe.210503 Proponews Fiscal Impact Presentation-5.3.21) This estimate of proposed
231 numbers is for property and excise taxes frilly built-out.
232 M. Fougere: Study was a collaborative year-long effort with various town departments including town manager,
233 police and fire, assessor, dept. heads,community services, Barrett Planning Group, etc. Purpose of report is to look
234 at income from revenue sources and what costs and impacts may be incurred. A Marginal Cost Approach
235 evaluates departments and needs,an Average Cost Approach takes the town's operating budget divides it by the
236 town's population to estimate cost per person. We looked at both in this analysis resulting in cost averaging.
237 Existing site is a dated apartment complex with 588 units;480 2-bedroom units, 180 3-bedroom units; no studio or
238 1-bed units, which is unusual. Presently, there are 213 school aged children(grades Elem.-12). Approx. 512 police
239 calls are made to site and approx.143 fire and ambulance annual calls. Currently 115 twits are leased to the school.
240 This project proposes a large mixed-use project, student housing,263 townhomes, small 73K sq. ft. retail
241 component, hotel and office space. Estimated value of land use is approx. $480 million, generating over$7
242 million in property taxes based upon value of similar properties in town today.
243 E. Goldberg: Reiterated the property and excise taxes are based on the project as proposed, fully built-out. That is
244 not a comparison number with anything.
245 M. Fougere: This represents the project as frilly built-out which will take time; 8-10 years. Other revenue streams
246 considered-the 3% CPA surcharge the community has on personal properties,restaurants,hotel tax provision,
247 office space, meals taxes, vehicle excise tax. Gross revenue is$8.4 million. Expected costs for police and fire
248 assumed for purposes of study,potential impacts resulting in 2-4 additional staff members in both departments
249 costing between $240-$480K. Expect additional 667 police and 360 fire calls to the property; police department
250 currently responds to 22,000 calls per year; fire over 4700 calls. We are being conservative regarding prospective
251 costs. We projected between 46-126 new students to the existing 213 students. Based numbers on the existing 40B
252 in town, new mixed-use developments have a lower threshold of children than you would typically see. School
253 department is currently studying capacity. Costs include new teachers at the elementary school level, special
254 education costs,LET, supply and technical school tuition costs; projected range is between$51OK- $1,896K,total
255 costs could range from$927K- $2 million; showing a net positive fiscal impact of$6.4—$7.5 million.
256 E. Goldberg: These are new costs you are estimating.
257 P. Bo,rj nton: As an example,this is based on the projected number of children beyond the current number of
258 students. The current number of students is 213; projected number is a range of46-126 school total of school aged
259 children generated. This only addresses the new students; this is only the delta increase in costs. What about the
260 gross projected revenue?This projected revenue is based on grand total revenue; it is not a delta revenue.
261 E. Goldberg: Property taxes increase from (currently) $1.2 to $7.1 million dollars-that$1.2 needs to be subtracted
262 from the$7.1 making it$6.5 million. What is the current excise tax? We either need to look at total numbers or
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Town of North Andover
PLANNING BOARD
Trresrlay, May 4, 2021 a, 7 wm, .120_MaM Street Towrt Hall, Nortli A1rdovel., MA 01845
263 delta numbers. I think delta numbers are important. If we look at our gross projected as$8.5 then we subtract $1-
264 2 million-(conservatively,2 million)then we arrive at$6.4 million; we then need to subtract 1.2 for the current
265 property taxes and current excise taxes; (assume $250K) subtracting$1.4 million creates a net positive of$5
266 million. I want to make sure we are discussing the same numbers; interested in net benefit.
267 P.Boynton: I would take this one step further;this math is apples and oranges giving us the largest amount of
268 revenue and the smaller amount of costs. Requested accuracy of how these slides and numbers are labeled, "Gross
269 Project Revenue",makes sense however"Estimated Municipal Costs"are estimated"additional"costs.
270 Judy Barrett,Barrett Consulting Group: Supports the analysis; reflects revenue generated by the development
271 compared to the costs to serve the project, if you want to net your existing revenue, net existing costs;true net
272 should represent both sides. Our role is advisory; identify questions that need answers; questions that may stretch
273 beyond the study and retrieve answers to all the questions. Our role is not to oppose what is being presented, but
274 rather bring to the community information we are getting as a second opinion to the process. We look at national
275 trends in student housing,who the developers are building these projects, other institutions in this mode working
276 in partnership with private developers. We ask communities what they thought was going to happen,whether
277 results were as anticipated, aspects they wished they had known at the time as projects are built in phases,things
278 that help in the negotiations with the developer. Our independent review studies the impacts from a different
279 angle,to possibly draw other conclusions to help the Town. The market changes over time; opportunity to reopen
280 agreements. Community might need to be flexible.
281 E. Goldbera: What are your thoughts on the methodology used?
282 J. Barret: The methodology is acceptable for many types of studies. Concern is when doing an analysis of a
283 proposed housing development,you base it on comparable analyses as the project moves forward,questions shift;
284 impact is not necessarily the sum of stand-alone impacts; housing, retail,office space, etc. Is the cumulative
285 approach an accurate one?We need a case study approach. We need to think about the unconventional things;
286 methodology is not wrong, but incomplete. The synergy of uses in the development has a different impact than if
287 each use were taken individually. We need to study mixed use developments that include student housing. We
288 may say to the town,the developers impact estimate"overstates"the negatives; does not question the number of
289 school aged children. Public safety experience is different with mixed-use development. Impact tends to change
290 for municipal operations that seem to have a de minimis impact, social services, community services, Health
291 services.
292 E. Goldberg: For departments such as fire and police, should we just consider salaries and benefits or do we need
293 to question pension liabilities. Asked town manager's opinion whether"net methodology" is correct:method.
294 M. Rodrigues: Regular salaries and benefits were accounted for. We would be adding approx. $6K per person for
295 a ten-year period. Views the fiscal impact report and the soon to be negotiated development agreement should be
296 the focus and impact of this new development v. the impact already on site. We will be focusing on what the new
297 net benefits and burdens are.
298 J. Simons: You always look at incremental revenue and expense to show the delta impact. Costs today greater than
299 the revenue and in future they will be positive,the question is how much.
300 E. Goldberg: It appears to be a significant source of revenue which is relative to the scale of the project which
301 could change. A chart demonstrating net would be beneficial.
302 J. Simons: Expected the numbers to be positive. Incremental revenue does not make sense. This constitutes 10% of
303 the overall assessment we have today in town which seems high. If we are receiving$1.2 million today; going
304 from 1x and to 4x the density,extracting the non-taxable amount,you would expect approx. $5 million v. $7
305 million in state taxes.
306 M. Fougere: Referenced detailed members in the (pg. 29) of Appendix; assessor reviewed stats.
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Town of North Andover
PLANNING BOARD
Trresda M(ty 4 2021 7 an. 120Main Sti-eet Town Hall North Andover' MA 01845
307 M. Rodrigues: Hotel may be overvalued because number based on Andover's higher property values.
308 A. Freston: Conditions change over time and perhaps an analysis involving scenarios is considered; five phase
309 development over 8-10 years. If this is not a frill build-out;consider what revenue/costs look like over time.
310 K. Cormier: All must be accounted for regarding benefits and burdens. We need to clarify time frames as relates to
311 numbers.
312 E. Goldberg: Confirmed$5 million would be a yearly benefit to town.
313 M. Lozano: We provided a phasing plan that looks at the costs and revenues generated for each phase of the plan
314 over the time of building.
315 P. Boynton: How did you evaluate the student portion of this proposal in terms of revenue and service costs;the
316 profile for student public safety as opposed to other residences. Describe how you estimate benefit and costs for
317 student portion of residences.
318 M. Fougere: No value to student housing; non-profit, no revenue. Major impact to the community are the number
319 of police calls estimated at 1.51 calls per unit which is high, conservative. Estimated fire impacts, included
320 concerns from Rec Department. (Non-student residences .46 police calls)-3-fold increase for students.
321 J. Simons: Confirmed townhomes represent largest component of real estate taxes at$179 million; market rate
322 apartments represent second largest component. How is the value derived at for the rental units?
323 M. Fouger_e: Assessors use an income approach to value; considering annual revenue, vacancy rate,overhead
324 expenses,cap rate to determine value. (25%rent restricted-less value)
325 K. Cormier: Confirmed townhomes projected value is $750K each.
326
327 School Capacity Study:
328 M. Rodrigues: We used the original school capacity study; evaluating student population and impact on individual
329 schools. Then hired consultant Arthur Wagman to compile a full analysis taking into account the impact of the
330 Royal Crest project and impact other recent developments would have on the schools. After receiving that product,
331 we considered the numbers in totality v. net, we then hired a second consultant peer review our own product and
332 evaluate the impacts the Royal Crest development would have on the schools; the two reports together provide us
333 with a strong analysis.
334 Justin Humphreys,AIA Principal, TBA Architects: Reviewed Fougere and Wagman reports; agreed with the
335 logic and numbers in the reports. Arrived at total number at full build out of 126 students net over time for the
336 development. Likely student and families will be displaced; some relocate in town. Max number of students per
337 classroom would be over the goal of 20 students; also identified specialized programs and other issues need to be
338 addressed. Three of the elementary schools and the Middle School would be impacted. (MSBA data allows for 23
339 students per classroom).
340 M. Rodrigues: This is a helpful tool to us as we negotiate our development agreement and is beneficial to our
341 Facilities Master Plan.
342 K. Cormier: If Royal Crest moves forward does this mean we need to build a new elementary school?
343 J. Hurnphreys: This certainly exacerbates sorne existing things the district is already coping with; classrooms are
344 "physically" smaller than the capacity in a new MSBA school. Temporary, modular classrooms exist now; close to
345 or beyond capacity in some cases, some NA schools are not designed to current educational teaching standards.
346 E. Goldbera: This requires additional planning. Decisions to add to or renovate certain schools; it is complicated.
347 J. Simons: This is not a perfect science; 126 students spread out over ten years creates a macro impact. This plays
348 into the development agreement.
349 K. Cormier: This is an important topic to many residents; needs clarity moving forward.
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Torun of North Andover
PLANNING BOARD
Tyes(lay,May 4 2021 r 7 pim, 120 Mrtiti Street Town Hall North Andover MA 01845
350 M. Rodrigues:tes: Having this report will help us to start making decisions;we need time. The school group hopes to
351 make a determination by summer in order to have this for the September Capital Improvement Plan. This is a
352 metric that allows us to make smart decisions.
353 E. Goldberg: Will we get an answer as to whether we can handle X amount of projected students by proposed
354 Special Town Meeting in October?
355 M. Rodrigues; Yes,there are a lot of contingencies;we will start modeling what this looks like.
356 K. Cormier: Requested clarification of number of students enrolled in NAPS.
357 J. Humphreys: Confirmed numbers were taken from the current school capacity study as of October 2020.
358 M. Rodrigues: School enrollment rates have been decreasing; Wagman study references decline in birth rates over
359 the last 5 years.
360 J. Enright: Confirmed no new comments have been received.
361 `Discussion Continued to the May 18, 2021 Planning Board meeting]
362
363 ADJOURNMENT
364 MOTION: J. Simons made a motion to adjourn the meeting. Motion was seconded by P. Boynton. Meeting
365 adjourned @ 9:44 p.m. Roll Call vote: J. Simons voted yes. E. Goldberg voted yes. P. Boynton yes. A. Preston
366 voted yes. The vote was 4-0, unanimous in favor.
367
368 MEETING MATERIALS: Planning Board Meeting Agenda May 4,2021,DRAFT Planning Board Meeting Minutes April
Brown,OsIzood Princeton Properties: Bond Release
370 Request,}20t180 06 Osgood St R2tAs-BuI�r20180123 SPR MOD Multi amily Housing&Pkg Reductn,20180123 SPR&
371 Parking Reduction MODIFICATION,20731 Final AB 20200605,20731 Engineer Cert. list of changes;3 Great Pond Road.
372 Elaine Finbur- : Stormwater: SWMR---3 Great Pond Road 210427,3 Great Pond Watershed Map;Plans: 210504 REV
373 SP_Great Pond#3r-COVER,210427 3 Great Pond Road Site Plan;Department Review: 210323 DPW Engineering Updated
374 Comments,210325 Health Final Comment,210429 Resp to Borgesi 3 Great Pond;USPS response,210427 3 GreatPond
375 Road Site Plan,210406 Con't to April 27;Annual Town Meeting Zoning Bylaw Amendment Warrant Articles: Planning
376 Board Report:210504 Planning Board Report;Article 32 Citizen Petition .Joe Finn and Others: Resident Comment:
377 Stronk Public Comment-For May 4,2021 Meeting,210427 Resident Comment O'Donnell,210427 Resident Comment
378 O'Donnell 2,210427 Resident Comment O'Donnell 3, Stronk Public Comment--For May 4,2021 Meeting,
379 Opinion_Letter_re_Citizen_Petition Article_-_Building Moratorium_,Existing 195.-10.2 zoning bylaw,Citizen Petition
380 Housing Moratorium,210504 Planning Board Report,2I0328 Review Calendar-Citizen Petition Article;Royal Crest Estates
381 1 &28 Royal Crest Drive Trinit Financial: Summary of General Comments: School Enrollment Numbers,210427
382 Summary General Public Comments Trinity Response for 5 4 21 meeting;School Capacity Study: School Enrollment
383 Data:North Andover Middle School 1109 rev,Kittredge Space Summary 237,Franklin Space Summary 368, Atkinson Space
384 Summary 351,210121 Wagman Peer Review North Andover Public Schools Demographic Study,210329 TBA Peer Review
385 NAPS Enrollment memo,March 2021 Fougere School Age Children Data, Resident Comment:210504 Resident Comment
386 --Jackobec,Fiscal Impact Analysis: Final Peer Review& Reg): 210423 Barrett Update-NAndoverRoyalCrest,210428
387 Resp to Peer Review FINAL,210222 Barrett Resp.NAndoverRoyalCrest,210420 Fougere Resp.Fiscal Report Royal Crest
388 Mixed Use Final Draft,210423 M.Rodrigues Letter,210503 Proponent's Fiscal Impact Presentation—5.3.21,Jan 2021
389 Fougere Final Draft Fiscal Report Royal Crest Mixed Use,Program Summary 1.28.21.
390
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