HomeMy WebLinkAbout2020-01-07 Decision-DTO-SubDist A-Historic Mill Area Prelim Master Plan • rtlEb, REGEI Y LSD
I0V1 f 1.ERK'S OFFICE
2020 JAM 14 PM I: It 2
TOWN, or-
Town of North Andover
Office of the Planning Department
Community Development and Services Division
120 Main Street
North Andover,Massachusetts 01845
NOTICE OF DECISION
ARTICLE 18.DOWNTOWN OVERLAY DISTRICT
PART 2.SUBDISTRICT A:HISTORIC MILL AREA
PRELIMIINARY MASTER PLAN DECISION
Any appeal shall be filed
within(20)clays after the
(late of filing this notice in
the office of the Town Cleric.
Date: January 7,2020
Date of Meeting: January 7,2020
Date of Decision: January 7,2020
Petition of: RCG North Andover Mills,LLC.
17Ivaloo Street
Somerville,MA 02143
Premises Affected: 21 High Street
North Andover,MA 01845
Assessor's Map 68,Lot 10&Map 69,Lot 1
On December 5,2019,and in accordance with the procedures described tinder§ 195-18,20(plan review and approval process)
of the Downtown Overlay District; Subdistrict A Historic Mill Area(Article 18,Part 2)of the North Andover Zoning Bylaw
(Chapter 195), the Applicant and Owner,RCG North Andover Mills, LLC, filed an application for preliminary master plan
approval accompanied by a preliminary master plan along with plans, dated November 12, 2019, prepared by Civil Design
Group,LLC other supporting documentation. The Applicant requested approval of a Preliminary Master Plan for existing and
approved uses and improvements on the approximate 22.6-acre premises located at High,Water and Prescott Streets and known
as East Mill in order to have the entire premises be included within the Downtown Overlay District,Subdistrict A Historic Mill
Area, East Millis also located within the I-S and Residential 4 underlying zoning districts. At a Planning Board meeting noticed
in accordance with MGL c.40A, § 11,the Planning Board field a public.meeting on January 7,2020 to review and deliberate
on the application.
As described in the Application,supporting documentation,and by the Applicant at the January 7,2020 meeting,the Applicant
worked with the Planning Board to amend the Downtown Overlay District Bylaw to include a new Subdistrict A:Historic Mill
Area.The bylaw amendinetrt was unanimously approved at the 2015 Annual Town Meeting. The purpose of the Subdistrict A
zoning was to provide for•a flexible zoning process specifically tailored to the existing mill properties. Up to this point, the
development of the East Mill has been guided by the Planned Development District(PDD)Master Plan previously approved by
the Board. The purpose of this Application is to obtain approvals to move East Mill into the Subdistrict A overlay district,with
the conversion of the originally approved PDD Master Plan into the Subdistrict A Master Plan.
The Applicant stated the redevelopment of the East Mill wotild occur in three phases as shown in the Plans, including the
following:
1
I
21 High Street
68,Lot 10&Malt 69,Lot 1
Subdistrict A Preliminary Master Plan Decision
Page 2 of 4
• Phase I—Historic Mill Building Development
Redevelopment of existing mill buildings in a mix of uses and site improvements to facilitate that development as
identified in the PDD Master Plan as Phase I and Phase IIA. The phase included conversion of underutilized space
into new residential units and improved commercial space as well as increased parking areas, landscaping,
stormwater management and streetscape improvements;
• Phase 11--'East Mill Flats Development
Construction of fifty-one(51)unit residential building located adjacent to the existing mill pond,adjustment of
existing parking spaces and circulation within the mill complex, and addition of landscaping, lighting, and
drainage improvements. This was identified as Phase IIB in the PDD Master Plan; and,
I
• Phase III--Parking Garage Development
The original PDD Master Plan called for 140 new residential units to be built as part of Phase IIB. A portion of
those units were permitted as part of East Mill Flats. 'Cite remaining 89-units are proposed for Parcel 3,also
known as the"Parking Garage Parcel". There are no current plans for this development.
i
As required under§ 195-18.20.D(I)of the Zoning Bylaw(Submission and Approval of Preliminary Master Plan),the
Planning Board reviewed and deliberated on whether the proposed project is consistent with the objectives articulated
under§ 195-18.9 (Purpose--Part 2. Subdistrict A: Historic Mill Area). Based upon its review of the Application and
supporting material,as well as the testimony at the meeting,the Planning Board makes the following findings.
FINDINGS OF TACT
i
As required under§ 195-18.20.D(l)of the Zoning Bylaw,the Planning Board finds that the proposed project as reflected
in the Preliminary Master Plan is consistent with the following Subdistrict A objectives;
A.The Master Plan encourage a diverse mix of residential, business, commercial,office,governmental, institutional,
entertainment and other uses for workers,visitors,and residents as the East Mill currently consists of a rnix of uses
including office,research and development,residential,and retail/restaurant.
B.The proposed Master Plan will not detract from the livability at)(] aesthetic dualities of the environment, as existing
buildings have been and will continue to be restored,and proposed new buildings will be designed to be consistent with
buildings within the East and West Mill complexes.
C.The Master Plan appears to promote more efficient use of land by locating improvements iu areas with existing
infrastructure,and will protect natural resources, such as water resources, wetlands, floodplains,and wildlife in and
around the existing mill pond.
D. Existing structures will generally be preserved through conversion to new uses in a manner that maintains and
enhances the visual character and architectural scale of existing development within the district.
E.The Master Plan supports an appropriate density of new development to support a vibrant, mixed-use area,generally
consistent with the original Planned Development District Master Plan previously approved by Elie Board.
F. The Master Plan encourages first-floor fetail/restaurant space within the existing East Mill buildings described as
Phase I.
G.The mix of proposed uses described in the Master Plan seeks to continue to encourage an active streetscape through
mixed uses and high-quality design.
21 High Street
68, Lot IO&Map 69, )mot 1
Subdistrict A Preliminary Master Plan Decision
Page 3 of 4
H. The Master Plan encourages a pedestrian-and bicycle-friendly environment within the Cast Mill Area,and as
evidenced by the recent trail system implemented in cooperation with the Town.
1:. The separate phases of the Master Plan intend to minimize visual and functional conflicts between residential and E
nonresidential uses within and abutting the district.
J.The Master Plan does not introduce any new access points,so it therefore encourage consolidation of curb cuts for I
vehicular access and promote more efficient and economical barking facilities. I
K. With the creation of three separate phases, the Master Plan allows for more compact development than may be
permitted in other zoning districts to reduce the impacts of sprawl.
L.Finally, approval of this preliminary master plan is not a determination as to conformance with the Town of North
Andover zoning Bylaw and Regulations.
fE
f
Upon a motion made by J, Simons and a second by A. Preston, the Planning Board herein Approves this application for
Subdistrict A preliminary master plan.The vote was 5-0,with unanimous approval.The approval of this Decision by the
Planning Board regarding this Preliminary Master Plan application is advisory in nature based upon the information
presented, and is not to be considered as an approval or denial of any future Subdistrict A Definitive Master Plan filing.
Any Subdistrict A Definitive Master Plan filed at a future date may contain more detailed information than that provided
With this Preliminary Master Plan.The following plans are included as part of this decision:
Plaits Titled: ALTA/NSPS Land Title,Survey
I High Street&Prescott Street
Parcel ID: 068.0-0010&064.0-0001
North Andover,MA
Prepared for: RCG,LLC
17 Ivaloo Street
Somerville,MA 02143
Prepared by: Design Consultants,Inc.
120 Middlesex Avenue
Somerville, MA 02145
Scale: 1"=30,
Date: August 6,2019 '
Sheets: Cast Mill, As-Built Plans 1-5
Platt Titled: Proposed Preliminary Master Plan
East Mill
North Andover,MA
Prepared for: RCG,LLC
17 Ivaloo Street
Somerville,MA 02143
E
Prepared by: Civil Design Group, LLC
21 High Street,Suite 207
North Andover, MA 01845
Seale: 1"=30'
21 High Street
68,Lot 10 &Map 69,Lot I
Subdistrict A Preliminary Master Plan Decision
Page 4 of 4
Date: November 14,2019
2
On belvilf of the Noi4h Andover Platilling Board
Eilan Goldberg,Chairman
Kate Bargiiesi
Peter Boynton
Aaron Preston
John Simons
cc: Applicant
Engineer
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