HomeMy WebLinkAbout2019-01-22 Application SubDist A Def Master Plan Special Permit qq
Town of Nom°th Andover
Planning Department
Comvnunity tt Economic Development Division
°6 g main Street
North Andover,Massachusetts 01845
um�stmuwmsi���w»wuwu�w,�wm s�iilwuimum� �r�m��iiu�mruummw,�mGi�u�nw��nwuuu mmimoiwwol�unl a umrui�lw�wrwww�lui�! Iu�u�ualw�il�uuummwwlwwuuuulri��wuw�i
Town of North Andover Planning Board
Application for Special Permit
Please type or print clearly,
9.Petitioner: -R( t7 ki/W *r I NA L L C (7
Petitioner's Address:(a n( b LLC 1 7 f-+. l oa r �fo �r 11 r,M,- p Ll N3
Telephone number: (rl7 25- 83/5
2.Owners of the Land: � Jmt
Address:
Number of years of ownership:
3.Year lot was created: pr(- I j00
4.Description of Proposed Project:
5.Description of Premises: t-oymG✓ �.
0
6.Address of Property Being Affected: h
Zoning District: T"6
Assessors Map:__..... 1 / 5 Lot#: 1 d Z/ Z q
Registry of Deeds:Book#: / 7 1 Page#:
7.Existing Lot:
Lot Area(Sq.Ft): 60SI 421 If Building Height: �/-
Street Frontage: Side Setbacks: n/
Front Setback: �? ' r i, Rear Setback: a '
Floor Area Ratio: 9z */- Lot Coverage: Vf
8.Proposed Lot(if applicable):/Fowl L't
Lot Area(Sq.Ft): 80, 70'/- Building Height:
Street Frontage: /la 3 y ' */- Side Setbacks: +/-
Page I of 3
120 Main Street,Planning Dept.,North Andover,Massaclmasetts 01845
Phone 978.688.9535 I:ax 978.688,9542 Web www.noribaiidovernta.gov
Front Setback: Rear Setback:_.-LEL-tj-
Floor Area Ratio: Z: I -r/- v Lot Coverage:
� k f(l 64--�l 1 lit (0-11?kq(s)
9.Required Lot(as required by Zoninn Rvlaw):
Lot Area(Sq.Ft); MA Building Height:--IV-ZA
Street Frontage: Side Setbacks: A'
Front Setback: Rear Setback:
Floor Area Ratio: I Lot Coverage:'
10.Existing Building(if applicable):
Ground Floor(Sq.Ft.): 1/4 #of Floors:
Total Sq.Ft.: Height:
Use:
Type of Construction:
11.Proposed Building:
Ground Floor(Sq.Ft.): #of Floors:
Total Sq.Ft. Height:
Use: Type of—Construction:
12.Has there been a previous application for a Special Permit from the Planning Board on these premises?
tS If so,when and for what type of construction? -2d-15 i 10-q, )1/
13.Section of Zoning Bylaw that Special Permit Is Behig JbIrmi? xrs•("?V-041'M j, 1)w
Requested. fctl k7 I q5�- 16- I --M KOM.
14. Petitioner and Landowner signature(s):
Every application for a Special Permit shall be made or)this form,which is the official form of the Planning Board.Every application shall
be filed with the'rown Clerk's office,it shall be the responsibility of the petitioner to furnish all supporting documentation with this
application.Ilie dated copy of this application received by the Town Clerk or Planning Office does not absolve the applicant from this
responsibility.The petitioner shall be responsible for all expenses for filing and legal notification.Failure to comply with application
requirements,as cited herein and in the Planning Board Rules and Regulations may result in a dismissal by the Planning Board of this
application as incomplete.
Petitioner's Sign ure:
Print or type nam here: A
I
Owner's Signa*-re—
Print or type name here: AA
. , V I
15.Please list title of plans and documents you will be attaching to this application.
Page 2 of 3
120 Main Street,Planning Dept.,North Andover,Mnssa(huselts 01045
Phone 978.688.9535 Fox 978.688.9542 Wei)wwtv.northondovernin.gov
west m 0111
I M11 NORTH ANDOVER MA,03843
WEST MILL
DEFINITIVE PHASE I MASTER PLAN SPECIAL PERMIT
SUBDISTRICT A:HISTORIC MILL AREA
(Sections 1.95-18.9 through 195-1.8,20 of the
North Andover Zoning Bylaw)
TOWN OF NORTH ANDOVER
PLANNING BOARD
January 8,2019
APPLICANT&OWNER: RCG WEST MILL NA LLC
PROPERTY: 4 HIGH STREET,NORTH ANDOVER
I. INTRODUCTION
RCG West Mill NA LLC(the"Applicant") is requesting approval of a Subdistrict A Definitive
Master Plan Special Permit for"Phase I" (as defined below) (the"Project") in accordance with
the Downtown Overlay District-Subdistrict A:I listoric Mill Area. As discussed with the
Plamling Board at its November 13,2018 meeting,the Board and the Applicant worked together
to develop Subdistrict A of the Downtown Overlay District in order to facilitate the
redevelopment of the historic mill complex now known as West Mill and East Mill.
The proposed Project at West Mill conforms to the intent and purpose of the Subdistrict A
provisions of the Zoning Bylaw by encouraging a diverse n-ix of uses that preserves the fabric
of the existing historic null structures and blends in new development to promote all active,
vibrant community. As a part of this application,and as discussed at the Board's November 13,
2018 meeting in connection with the Preliminary Plan Waiver Request,RCG is seeking to
subject the portion of West Mill,as further described below and shown on the attached plans,to
the provisions of the Downtown Overlay District-Subdistrict A:Historic Mill Area. As a
result, no changes are being proposed to the West Mill property and structures thereon as a part
of this application, except for requested parking adjustments as further described below.
By way of background, the Applicant is the owner of the West Mill,known as 4 High Street
(currently containing addresses ranging from 4 through 56 High Street). The site is located at
the comer of High and Water Streets, and is shown on the attached plans (Exhibit A). The
West Mill currently consists of: historic mill buildings that includes a mix of uses including
office,research and development,residential,and retail/restaurant;redesigned parking areas
that are improved with landscaping;and an unimproved ballfield adjacent to surplus parking
areas.
The entire West Mill is shown on an Existing Conditions plan attached in Exhibit B,and the
portion of the West Mill for which approvals are being sought under this application is the area
depicted on the plans as Phase I-Historic Mill Building Redevelopment,consisting of
approximately 8.74 acres,as further described below (the'Property") (Exhibit C).
Since the Applicant acquired West Mill in 2014, the Planning Board has issued approvals
through the Downtown Overlay District in effect prior to adoption of the new Subdistrict A
provisions of the Zoning Bylaw, The work done Linder these prior approvals is complete and
included: demolition of an existing building to restore the historic facades of the mill buildings
and expand the parking areas;landscaping to enhance the adjacent wetlands; arid conversion of
the existing buildings to a inix of uses. Currently,the Property includes the following uses
which were either by right or which had been previously approved by special permit,
including: multifamily residential dwellings;restaurants;retail;office; medical office;storage;
and,warehousing.
11. PROPOSED PROJECT
As stated above, the proposed Project incorporates an existing development program that
conforms to the intent and purpose of"Article 18, Dowtown Overlay District,Part 2. Subdistrict
A:Historic Mill Area," as well as the Town of North Andover's newly adopted Master Plan.
The plan for the Property separates the development of West Mill into two phases which
include: Phase I -Historic Mill Building Development;and Phase 11 -Future Residential
Development (Exhibit C). The plan conforms to the master plan development program that has
been discussed with the town and the Board since the Applicant purchased the West Mill
(Exhibit D).
For the purpose of this application, the Applicant is requesting approval of Phase 1. By filing
the application for a Subdistrict A Definitive Master Plan Special Permit for Phase 1, the intent is
to conform,the Applicant's existing and proposed future uses and associated improvements on
the Property to the Subdistrict A provisions of the Zoning Bylaw,and remove from the Phase I
boundaries certain parking areas that may be used in future development on the Phase II site,
A breakdown of these uses and parking requirements are listed in Exhibit E. In cortriection
with this application,we are seeking Phase I approval under the Subdistrict A Zoning Bylaw as
further described below.
111. COMPLIANCE WITH SUBDISTRICT A REQUIREMENTS
The following is a summary of the Project's compliance with the requirements of Article 18.
Dowtown Overlay District,Part 2.Subdistrict A:Historic Mill Area Zoning Overlay District.
RCG WEST Mil. NA, I..,L,C Page 2 of 9
A. Compliance With Permitted Uses (Section 195-18.13)
Section 195-18.13. lists uses within Subdistrict A which are allowed by right or by special
permit.
West Mill-Phas
e 1 Stablized ANTICIPATED USE
Medical
Office Restaurant Residential l; Misc Retail Office Storage Warehousing TOTALSF
ADDRESS By-Right Sy-Right Special Permit !! By-Right By-Right By-Hight Special Permit
60Wga h 30,231 ter i 39 30,051
f _ 30,231
10-36 High 19,860 10,608 i 9,632 4,014 6361 44,750
46 50 High 129,067 - } 2,689 24,725 156,481
TOTAL 179,158 10,608 39 9,632 1 4,014 3,325 1 24,725 261,513
Zoning Ratio per 1,000/SF or DU 3 151 1.6 3.51 4.51 0.25I 0J
Accordingly,RCG is respectfully requesting approval of the existing by right and special
permit uses listed above.
B. Compliance with Design Guidelines (Section 195-18.15.)
Section 195-18.15 provides that redevelopment and new construction within the overlay
district shall be designed in a fashion to achieve one or more of the purposes of Subdistrict
A described in§195-18.9. Since there is no new construction or redevelopment proposed
under Phase 1 and the Planning Board has previously reviewed this the Project area for
compliance with similar guidelines under the former Downtown Overlay District, RCG
requests the Planning Board to consider the current improvements as compliant.
C. Compliance with Dimensional and Density Standards (Section 195-18.16.)
Section 195-18.16 establishes the dimensional and density standards required for Projects to
be approved under Subdistrict A. The plans attached as (Exhibit C) as well as the following
demonstrate compliance with the standards under Section 195-18.16:
1. Setbacks: All the buildings and structures within the Property were in existence as
of the date of adoption of this Part 2 of the Zoning Bylaw;therefore,the Project
complies with the muriirturn front yard setback,side yard setback,and rear yard
setback of zero.
2. Building height:All buildings and structures on the Property were in existence as of
the date of adoption of Part 2 of the Zoning Bylaw,therefore,the building height of
buildings and structures shall be deemed to be compliant with building height
requirements under this Zoning Bylaw.
RCG WEST MILL NA, l LC Page 3 of 9
3. Floor area ratio: The site plan confirms that the buildings and structures on the
Property comply with the maximum floor area ratio of 1.0 and is thus permitted by
right.
4. Extension,alteration and reconstruction of existing buildings and structures: Since
there is no proposed extension,alteration or reconstruction proposed on the
Property for this application, this Section of Part 2 does not apply.
D. Compliance with Site Design Guidelines (Section 195-18.17)
Section 195-18.17 establishes site design guidelines required for Projects to be approved
under Subdistrict A. Since there is no new construction or redevelopment proposed under
Phase I and the Planning Board has previously reviewed the area covered by Phase I for
compliance with sin-dlar guidelines under the former Downtown Overlay District,RCG
requests the Planning Board to consider the current improvements as compliant with these
guidelines.
E. Site and Design Standards (Section 195-18.18)
Section 195-1-8.1.8 provides site and design standards are applicable to all residential Projects
greater than six units, mixed-use and nonresidential property. Work undertaken to date at
the West Mill has ensured that all such guidelines have been considered and incorporated,
as appropriate, into past renovations or alterations of existing buildings,parking,signage,
lighting,landscaping and other improvements as previously reviewed by the Planning
Board.
The Applicant intends to show how Phase I can accommodate the parking requirements in
Article 8,Part"1 with the review procedures outlined in Section 1.95-18.18B as follows and in
Section IV,C below:
1. Existing and proposed structures and uses within the overlay shall provide
adequate off-street parking for activities within the development in accordance
with the parking standards described in Article 8,Part 1. The Planning Board
may waive any requirements of Article 8,Part 1,including, but not limited to,
required ratios, design standards,or location where it can be shown to further
the purpose of this section in accordance with the review procedures of this
§195-18.18. Street parking within 100 yards of a parcel shall be deemed included
in the parking count for the property. In addition,leased or owned parking
within 400 yards of the property line may be used to meet the parking
requirement by special permit.
'11ie parking ratios are shown in the attached table(Exhibit E)which includes street
parking within 100 yards of the Property (see map delineating this area in Exhibit F)
and leased or owned parking within 400 yards of the property line.
RCG WEST MILL NA, LLC Page 4 of 9
2. As part of its review of the master plan and subsequent definitive plan(s), the
Planning Board shall review proposed parking ratios,locations, and design
standards to ensure that adequate parking is provided and that the purposes of
§195-1.8.9 and the guidelines of§ 1.95-18.15 are being satisfied. In making this
determination,the Planning Board shall consider opportunities for shared
parking for visitors to multiple uses on site,uses operating at different times of
the day or week, and the preset-ice of public on-street parking.
The Applicant is requesting the Planning Board allow for a shared parking
allowance equal to the amount of required residential parking spaces given
residential users typically park at different times than our office/retail users.
F. Sign Master Plan(Section 195-18.1.9)
Section 195-18.19. provides that the Planning Board may approve a comprehensive signage
master plan for the Project which,if approved by the Planning Board,.may allow for signage
which deviates from the specific sign requirements of the Zoning Bylaw,including§ 195-6.6,
provided that such signage would,in the opinion of the Planning Board,be consistent with
the general purpose and intent of§195-18.9. n-te West Mill sign master plan was approved
by the Planning Board in its January 6,2015 Downtown Overlay District Special Permit
Decision. The Applicant has not modified its master plan for signage since approval.
Accordingly, the Applicant requests the Board to approve the master plan previously
approved under the former Downtown Overlay District by the Board as a part of a
Subdistrict A Decision.
IV. REQUIRED RELIEF,CONSOLIDATION OF REVIEW,AND CRITERIA FOR
APPROVAL
As described above,the Applicant is seeking to subject the portion of West Mill shown on the
plans, to the provisions of the Downtown Overlay District-Subdistrict A:Historic Mill Area.
As a result,no changes are being proposed to the West Mill,except for requested parking
adjustments as further described below. To this end, the Applicant is requesting the Plannirig
Board to vote to approve a Subdistrict A Definitive Master Plan Special Permit for Phase I of the
West Mill Master Plan for the Property.
Moreover,Section§ 195-18.20G of the Zoning Bylaw allows for consolidation of review for
Projects in Subdistrict A. As such,an application for approval under Subdistrict A is also
intended to consolidate review and approval under other applicable provisions of the Zoning
Bylaw as a single special permit review process with a single special permit issued by the
Planning Board. Accordingly,the Planning Board shall consolidate its review such that an
application filed sunder this Part 2 for a Subdistrict A special permit shall be deemed to satisfy
the requirements under Article 8,Parts 1 (Parking) and 3 (Site Plan Review),and § 195-6.6
(Signage),and the applicant shall also use the standards under said Article 8,Parts 1 and 3,and
§195-6.6 as guidance and without the need to file for separate zoning relief under said sections,
RCG WEST MILL,NA, LLC Page 5 of 9
and the conditions and requirements under Article 8,Parts I and 3,and/or§ 195-6.6 shall be
incorporated into the Subdistrict A special permit review and approval process.
Accordingly, the following describes how the Applicant meets and complies with the criteria
described above:
A. COMPLIANCE WITH GENERAL SPECIAL PERMIT CRITERIA
(Subsection 195-1.0.7A)
Subsection 195-10.7A sets forth the following criteria which must be satisfied for special
permits tinder the Zoning Bylaw,and provides that the Planning Board shall not
approve any such application for a special permit unless it finds that,in its judgment, all
the following conditions are met:
a. The specific site is an appropriate location for such a use,structure or condition.
The Project is a continuation of the existing use,structures and conditions at tile
site,as such it provides for sufficient traffic, parking and circulation,
b. The use as developed will not adversely affect the neighborhood character.
The Project provides appropriate building,landscaping and screening setback
from the adjacent properties. There will be no change in the architectural style of
the existing buildings.
c. There will be no nuisance or serious hazard to vehicles or pedestrians.
The uses at the site remain unchanged as such there will be no new impacts that
will cause nuisance or serious hazard to vehicles and pedestrians.
d. Adequate and appropriate facilities will be provided for the proper operation of
the proposed use.
The Project is adequately and appropriately serviced by existing municipal water
and other utilities on the site that adequately address the needs of the Project.
e. The use is in harmony with the general purpose and intent of this Zoning Bylaw.
In addition to the reasons described herein and as shown on the Site Plans and
other information submitted as part of this Application, the proposed use is in
harmony with the general purpose and intent of this Zoning Bylaw. Further,
based upon the Applicant's experience at the Property and adjacent property, the
off-street parking provided is adequate to serve the uses of the property in a safe
and effective manner.
RCG WESTM11-1-NA, LLC Page 6 of 9
B. COMPLIANCE WITH ADDITIONAL SPECIAL PERMIT CRITERIA UNDER
SUBDISTRICT A (Subsection 1.95-18.20K)
a. Compliance with the criteria established under this Part 2 unless otherwise
waived
Except where listed above, the Project is in compliance with the criteria
established under Part 2 Subdistrict A: Historic Mill Area.
b. Impact on the neighborhood visual character,including architectural design,
views and vistas
The Project will not have an impact on the neighborhood visual character,
including architectural design, views and vistas given it will only utilize existing
buildings and spaces. The Project meets the design guidelines established in §
195-1.8.1.5,dimensional and density standards established fi1§195-1.8.16 and site
design guidelines and standards established in§19548.17&18.18,
c. The Project meets one or more of the purposes established under§195-18.9
The Project meets 8 of the 11. purposes established under§195-18.9 as outlined
below:
L Encourage a diverse mix of residential,business,commercial,office,
governmental,institutional,entertainment,and other uses for
workers,visitors and residents
The existing uses on site encourage a diverse rivx of residential,
business,commercial,office, governmental, institutional,
entertainment and other uses that benefit the large number of visitors,
workers and residents that visit daily. There is no intent to change
what is existing but rather continue to build on its success.
ii. Not detract from the livability and aesthetic qualities of the
environment
The Project has not nor will it detract from the livability and aesthetic
qualities of the environment rather it has used the historic structures
and enhanced their uses to enhance the environment.
iii. Promote more efficient use of land with protecting natural
resources,such as water resources,wetlands,floodplains,and
wildlife
The Project will continue to promote efficient land use and protection
of the abutting wetland resource areas that provide habitat to various
species.
RCG WEST MILL NA, LLC Page 7 of 9
iv. Permit the preservation of existing structures through conversion to
new uses in a manner that maintains and enhances the visual
character and architectural scale of existing development within the
district
The Project is retaining the existing historic buildings which have
been restored and reused in a manner that maintains and enhances
the visual character and architectural scale of the existing
development within the district.
v. Encourage first floor retail/restaurant space
The Project has always promoted first floor retail and restaurant space
and will continue to encourage those uses so as to enhance the site
and surrounding neighborhood,
vi. Encourage an active streetscape through mixed uses and high-
quality design
The Project will continue to encourage an active streetscape through
mixed uses and high-quality design,
vii. Encourage a pedestrian-and bicycle-friendly environment
The Project will continue to courage a pedestrian-and bicycle-friendly
environment both on the site and in partnership with the town on a
trail system that connects to the downtown and adjacent
neighborhoods.
viii. Minimize visual and functional conflicts between residential and
nonresidential uses within and abutting the district
The Project will continue to minimize visual arld functional conflicts
between residential and nonresidential uses within and abutting the
district.
C. COMPLIANCE WITH PARKING REQUIREMENTS (Subsection 195-18.18.13)
As shown in the attached parking table(Exhibit E),a total of 837 parking spaces is required to
satisfy the parking requirements for the current and Projected uses of the Property in
accordance with the off-street pat-king requirements in Article 8,Part 1. The Applicant intends
to accommodate the parking requireti-tents in Article 8,Part 1 with the review procedures
outlined in Section 1.95-18,1813 as follows:
1. Total of 294 parking spaces are located on the Property at West Mill;
RCG WEST MILL NA, [,[,C Page 8 of 9
2. Total of 1.39 parking spaces are located on the street within 100 yards of the
Property shown on map delineating the allowed area (Exhibit F);
3. Total of 342 parking spaces are located in lots leased or owned within 400 yards
of the property line:
a. 308 parking spaces leased at the East Mill (currently the West Mill has an
Agreement with the East Mill to allow for parking of 417 cars at the East
Mill and this will be revised/reduced);and
b. 34 parking spaces at Lot A owned by the Applicant
4. Shared parking in the amount of 64 parking spaces equal to the amount of
required residential parking spaces given residential users typically park at
different times than our office/retail users.
As shown in the attached parking table, in using these parking ratios, the Property meets the
required parking requirements. In addition, there may be additional accommodation of shared
parking as part of the Phase 11 development. As such, the Applicant is asking for consideration
of these parking ratios as part of the Special Permit Application.
V. REQUEST FOR APPROVAL
For the above reasons, the Applicant, RCG West Mill NA LLC respectfully reqLlests that the
Planning Board grant the Applicant's request approval of a Subdistrict A Definitive Master Plan
Special Permit for Phase I as described above.
RCG WES'J'MILL.NA, LI-C Page 9 of 9