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Home My WebLink About2019-01-22 Waiver Request SubDist A Def Master Plan Special Permit r,A(nm rm- w e s t mio NORT11 ANDOVER MA,01845 November 8,2018 DELIVERED ELECTRONICALLY Ms.Jean Enright,Planning Directory North Andover Planning Board Planning Department 120 Main Street North Andover,MA 01845 RE: Request for Waiver of Preliminary Sub-District A Master Plan Property: West Mill-4 High Street Owner/Applicant: RCG West Mill NA LLC Dear Ms. Enright: As discussed,RCG West Mill NA LLC would like to appear before the Planning Board on November 13,2018 to discuss the West Mill redevelopment and request a waiver of the requirement of a Preliminary Master Plan under Sub-District A of the Downtown Overlay District. As you may recall,RCG worked with the Planning Board to re-write the Downtown Overlay District Bylaw to include a new Sub-district A section which was approved at the 2015 Annual Town Meeting. The reason for the creation of the Sub- district A zoning was to provide for a flexible zoning process specifically tailored to the existing mill complex. Prior to the 2015 zoning amendments,RCG presented a Master Plan for West Mill under the original version of the Downtown Overlay District. Given we now intend to subject West Mill to the Sub-district A zoning provisions,and the West Mill Master Plan previously presented to the Board in 2014 is essentially identical to the Master Plan we intend to pursue under Sub-district A,we are requesting the Board to waive the need for filing a new Preliminary Master Plan so that we can then proceed to file a Definitive Sub-district A Master Plan Special Permit for the first phase of West Mill(termed Phase 1),which will simply cover all areas previously developed as reflected in prior Decisions. By way of background,affiliates of RCG LLC("RCG")own the 39.65 acres of parcels comprising the former Davis&Furber Machine Shop. Beginning with the purchase the East Mill in 2007,and then with the purchase of the West Mill in 2014,RCG has worked to restore and redevelop these properties into a thriving mixed-use campus that contains over 400,000 square feet of commercial space bringing approximately 1,200 employees to campus daily;66 loft-style residential units;a variety of retail,restaurants,and services; and over 1,700 off street parking spaces. This work included numerous upgrades to the property infrastructure,restoration of the historic buildings,removal of over 80,000 RCG WEST" MILL NA, LLC LAM I Im. West Mill NORTH ANDOVER MA,01845 square feet of 1990's-era distribution and assembly space,and re-design and repair of High Street. To date,the property is approximately 95%leased and the redevelopment is nearly complete. Since the acquisition of the West Mill properties,RCG has communicated its Master Plan vision for the West Mill within the context of the combined redevelopment of East and West Mills. As we had indicated throughout our redevelopment process,RCG has continually stressed the need to maintain flexibility in the zoning as RCG continues to incrementally develop West Mill as a mixed-use community in a phased approach based upon market demands at the time. This approach is also reflected and supported in the Town's recently adopted Master Plan which calls for a mix of uses to be developed at the property. We have also,on several occasion in the past,presented our Master Plan vision to the Planning Board for the properties as shown on the attached plans,most recently as an update to the Planning Board associated with the permitting of the 51-unit East Mill Flats project in September 2017. It is our intent to move forward with this vision. For redevelopment at the West Mill,we are requesting a waiver of the requirement of a Preliminary Master Plan(as allowed under 18.8.10.3) given our vision for redevelopment is similar in scope to what we have presented in the past. At this time, we intend to split the site redevelopment into multiple phases(as allowed under 18.8.10.6) going forward. If granted the waiver,RCG will formally submit a Definitive Phase I Sub-District A Master Plan Special Permit application that identifies the property that will remain with the existing buildings and how those uses will conform to parking requirements for the Downtown Overlay District-Sub-District A:Historic Mill Area zoning. A Definitive Phase 11 Sub-District A Master Plan Special Permit for future phases on the remaining land will be submitted once those plans are further developed. We welcome the opportunity to discuss this with the Planning Board on November 13. Please feel free to contact me or Tania Hartford,Development Manager,at 617-625-8315 or dstteinbei gh@rc llc.conn if you have any questions or require further information. Sincerely, David Steinbergh,Manager RCG West Mill NA LTC Attachment-Master Plan Images RCG WEST MILL NA, LLC ttll west Mill I M11 NORTH ANDOVER MA, 01845 EAST BRILL 9 Bill NORTH ANDOVER ff Planning Board Presentation, September 19, 2017 • m u" �h1PX xl 1 41 r w �fplfrlfhi� I 11111' Tl"rlIn W " d f� 0Ismt„ West Mill Site Plan — March 2014 —= Existing Site Plan Land owned by / East Mill vy �� Parcel Z Parcel 1 Ok t Parcel 3 _ ti 4 .. FASI iv AM vA rr a. VAV ,v AV O V� �°t s �� t „F. C} `a '•r± �- \�� \\��\� �\� � .gym - � .: '�!1[ VA x t �.� westEAST M I min m xoRrx armovgx ozsas N 0, R " H A N G C V L-L R West Mill Concept Parc Existing Buildings - Legend: dicer Medical, ai] RetaiI fleas office Apartments overAil .... Deernoli+tion small office [38cLmqueHatlel create parking Residential Apartments converse off (to remain, � �`� � � a= r 1 a Lt.Manufacturing s"� W �i! Possible Restaurant \\ function space Converse t remain C ce e Retail through March 2015 Bowe Hotel A�m MillAN`DOVER Xk o1845 _ MME Campus Plan — LAM 1-9 =west s ate.. j. e �1 NORTH ANDOVER MA.02845 AA[ R West i — October 2014U_ 1 Phase ! Phase 2016+ • Subdivide and re-tenant • Demolish portion of Bldg. • Development of new Schneider space (in 37 to create new center buildings on West Mill process) parking lot and circulation parcels • Build 27 new parking • Reconstruction of building • Likely to include residential spaces around entry loop facades on either side of with supporting mixed-use (complete) parking lot commercial • Construct new entry • Construct additional 25-loft Currently evaluating plazas for retail storefront, style apartments in options, market, and improve building visibility, existing buildings potential partners and loading/unloading Improve and release (design completed) Converse space • Construct initial phase of Coordinate street 17 apartments allowed by improvements right (expected completion fall 2015) • Develop Master Plan (in process) '� xaxrx Atanaysx ku apses N O T H ANDOVE R Campus Master Plan - October 2014 -------- -------- 'W -A&M - ; ��y e MEN IN 3 m� =west mi I EASTMILL v, - t.- MNORTH A=VER IM 01845 0 v V i -R Campus Master Plan — October 2017 `- OW -IS isma-Ion � A An =we s Tff- m 1*I'l EASTMILL m NORTH ANDOVER MA.Di$45 � 0R 1 H A N v 0 V E R North - September'A VI 51 11 -A--- M _ - gy e - _. f ` Legend as \ Primi _ivi Cmcid s i 4 gk \ �r {# `\`\ \ m \ \ c \\ \ -G temayaansiti. galCar.idscs k ! \ \.. 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Thank you. [Quoted text hidden] Charles P.Gray Chief of Police North Andover Police Department 1475 Osgood Street North Andover, MA 01845 Phone 978.683-3168 Fax 978.687-0948 Web wwwmapd.uus https:Bmail.google.com/mai l/u/0?ik=dadd 1872e7&view=pt&search=all&permmsgid=msg-f%3A1625925804563031334&simpl=msg-f`/`3A16259258045... 1/1 3/5/2019 "Town of North Andover Mail-4 High St Nm -i �1NOOVE t P�tassaclrrrs�lu! s ,^ Monica Gregoire <mgregoire@northandoverrna.gov� 4 High St Mike Beirne <mbeirne@northandoverma.gov> Thu, Feb 14, 2019 at 5:21 PM To: Monica Gregoire <mgregoire@northandoverma.gov> Monica, Could you please instruct the applicant for the 4 High Street Preliminary Subdivision to run a Swept Path Analysis using the turning radius information provided by NAFD for our Ladder 1? If you have any questions or need any more info, let me know. Lt Michael Beirne North Andover FD 795 CNic<erirrog Il cl. North Andover Ma. 01845 978-688-9590 https:l/maii.goog le.com/mail/u/0?ik=dadd 1872e7&view=pt&search=all&permmsgid=msg-f%3A1625484580970263377&simpl=msg-f%3A16254845809... III 2/15/2019 Town of North Andover Mail-Department Review-4 High Street Preliminary Plan NOItfj . OVER Mrssactuus'Olt Monica Gregoire <mgregoire@northandoverma.gov> '7TTIZ Department Review - 4 High Street Preliminary Plan Jennifer Hughes <jhughes@northandoverma.gov> Fri, Feb 1, 2019 at 8:50 AM To: Monica Gregoire <mgregoire@northandoverma.gov>, Jean <jenright@northandoverma.gov> Does lot 2 meet the requirement for 75% buildable upland? Jennifer A. Hughes Conservation Administrator Town of North Andover E20 Maim Street. North Andover, MA 01845 Phone 978.688,9530 Fax 97&68&9F342 Email jt`rr¢g[ies(� n<)rttuaridoveu'riia.gov Web wvw^wv.nc har7doverma,gov L,,;cld:image002.jpg@01 CD02A1.85A49B40 On Thu, Jan 31, 2019 at 4:58 PM Monica Gregoire <mgr°egox re @nor•tirar°dove rma.gov>wrote: [Quoted text hidden] image002.jpg 4K https://mall.google.corn/mall/u/0?i k=dadd l872e7&view=pt&search=all&permmsgid=msg-f%3A1624274707666433998&slmpl=rnsg-f%3A16242747076... 1/1 Turning Radius Estimator Wage 1 of 1 „ *�� HOME CUSTOMER OPPORTUNITY PROPOSALS MY BUILDS TRUCK LIBRARY SUPPORT QUICK LINKS TURNING RADIUS ESTIMATOR �I2 D Configuration .. g �.�I I 111 i Selected Options Front Axle [0583616 Axle,Front,Oshkosh TAK•4,Non Drive,22,800Ib,Obn/AXT(RHS") Franc Tires 0605884 Tires Front Michelin XZA,365/7OR22 50 20 ply,Law Profile,Fire Service Rtng Front Wheefs �0666004 Wheats Front Alcoa 22 50 x 10 60.-Aluminum,Hub PIto1,365/70R The Chassis 10559966 Arrow-XT Chassis Aerials/Tarikers,Tandem 48K MUX 2010 NOT FOR FUTURE USE Bumper Bumper,19 Extended Steel Painted Arrow XT Aerial Device rr0673141 Aerial eavy Ladder,(100 H Duty Ladd500 dry wat er) ter) l...m..w. _...... .. _., I I Wheelbase 227 50 n. ESTIMATE Results Inside Cramp Angle 45' Notes Axle Track 82,92 in. Actual Inside Cramp Angle may be less due to Whee&Offset 4.68 in, highly specialized options. Tread Width 14.9In. Curb to Curb turning radius calculated for a 9.00 Chassis Overhang 68.99 in. Inch curb. Additional Bumper Depth 19 in. Reduce turning radius by 33%if vehicle is Front Overhang 8 ft.2.5In. equipped with all-wheal steer. Inside Turn 17 ft.11 in. Curb To Curb 33 ft.1 in. Wall To Wall 38 ft,3 in, 11.SW'.'Net rawurce,and 0 reWt6d'st'maw rods,imy ba used to Wan prodaut asthna!ts based on thro spec f,o vMwu a 1nm harm en,ored andJar the aptbnv Oral I—fuvm si.1sF lsd.The S.IesNer s,b;err to a owndnnr I of varn.W.and may cdran{ya baand upon any f0—me if.tan toe praluu va btN.,T'.O.t-on or—f,9rorabon opt-,cad..'n prod-t measurements and spr„c,F'.c.3rpns are sutb*ert tea standard vM,s000 as dele—'-d by tha mamifactorer from tx Idfrne.Myestma".es prarded to P',eree dramfacturinn taro.customers and!ttr any oth,.r turd{wartyeWl beu.dyand eay—t/nua35ed by the above-re'eaancad motions. eC)2016 Pierce Manufaelunng Inc. https:Happs.piercemfg.com/E,stiinators/Home/"TumingRadius 6/2/20 16 2/7/2019 Town of North Andover Mail-Department Review-4 High Street Preliminary Plan Wssaohus'fl �`, Monica Gregoire <mgregoire c@northandoverma.gov> Department review - 4 High Street Preliminary Plan Brian LaGrasse <blagrasse@7a northandoverma.gov> Thu, Feb 7, 2019 at 9:33 AM To: Monica Gregoire <mgregoire c@northandoverma.gov> Monica, The Health Dept does not have any issues with this proposal. Please let me know if you have any questions or concerns. Thanks, Brian [Quoted text hidden] Brian J. LaGrasse, CEHT Director of Public Health Town of North Andover 120 Main Street North Andover, MA 01845 Phone 978.68&9540 Fax 978,68 t.3470 Email [)lagrasse@iortliao'idoverir,p,ia.gov doverir,p,ia.gov Web ,igc)a-thaaadovernia.gov https://ma i l.google.com/mail/u/0?i k=dadd l 872e7&view=pt&search=all&r)erm msgid=msg-f%3Al 624820976014468213&simpl=msg-f%3Al 6248209760... 1/1 2/7/2019 Town of Forth Andover Mail-Department Review-4 High Street Preliminary Plan eca✓k„ — NOR,�11 N,1,)OVE Massacbus''( Monica Gregoire <mgregoire@northandoverrna.gov> Department Review - 4 High Street Preliminary Plan Tim Willett<twillett@northandoverma.gov> Thu, Feb 7,2019 at 9:55 AM To: Monica Gregoire<mgregoire@northandoverma.gov> Cc: John Borgesi <jborgesi@northan dove rma.gov> Hi Monica, I have reviewed the plans and offer the following comments: 1. There is an existing 12-inch water main in this area, probably located within the 25 foot Access Easement, It runs from High Street to Main Street and provides water service to Sutton Pond Condominiums along the way. It is a privately owned water main. 2. The 20-foot wide sewer easement contains a portion of the Town's 24-inch Eastside Trunk Sewer. It is a major line that that conveys a large portion of the Town's sewage to GLSD, Ledge is shown on the sewer profile for this line. On Thu,Jan 31, 2019 at 4:58 PM Monica Gregoire<s,ngr°egoire@nortliiatidoverrria.gov>wrote: Good Afternoon, A Preliminary Subdivision Application proposed a 3-lot subdivision at 4 High Street (West Mill)has been submitted for your review. Please review the attached documents and provide comment no later than February 14th. Do not hesitate to contact me if you have any questions or concerns. Thank you, Monica Monica Gregoire Staff Planner Planning Department Town of North Andover 120 Main Street North Andover, MA 01845 Phone (978)688-9535 Fax (978)688-9542 Email rrlgregoire@tioirthartdovewr-rcia,gov Web northandove�°ma.gov Hours of Operation: Monday,Wednesday, Thursday 8 AM-4:30 PM Tuesday 8 AM -6 PM, Friday 8 AM-12 PM https://mail.google.com/mail/u/07ik=dadd 1872e7&view=pt&search=all&permmsgid=msg-f`/43Al624822327508256634&dsgt=1&simpl=msg-f%a3Al624... 1/1 3/5/2019 Town of North Andover Mail-Department Review-4 High street Preliminary Plan NM fl AN60VER t0assachusolls Monica Gregoire<mgregoire@northancloverma.gov> Department Review - 4 High Street Preliminary Plan Mealey, James <MealeyJ@northandoverpublieschools.com> Tue, Feb 19, 2019 at 9:13 AM To: Monica Gregoire<mgregoire@northandoverma.gov> Cc: Charles Gray<cgray@napd.us>, Jean Enright<jenright@northandoverma.gov> Okay,that's a completely different situation then. Our position is that 1 to 2-bedroom units at market rate do not greatly impact the schools, but 3-bedroom units and low income housing do. Jim (Quoted text hidden] i littps://mail.google.com/mail/u/o?ik=dadd 1872e7&view=pt&search=all&permmsgid=msg-f°/a3A1625906890783522927&si mpl=msg-f%3A16259068907,.. 1/1