HomeMy WebLinkAbout2020-01-07 Application Prelim Master Plan-DTO-SubDist A-Historic Mill Area x
Town of North Andover
Planning Department
Community&Economic Development Division
120 Main Street
North Andover,Massachusetts 01845
Town of North Andover Planning Board
Application for Special Permit
Please type or print clearly.
1.Petitioner: c h-2fh&Nfy Al r rs L c c
Petitioner's Address: Z ,if• Jt/.,::2fideWr
Telephone number: 2 r,- 31 X r 7a(
2,Owners of the Land: N l GL C
Address: 2-1 nffiin
Number of years of ownership: 1
3,Year lot was created:
4.Description of Proposed Project:
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5,Description of Premises:
G.Address of Property Being Affected: Z/
Zoning District: -
Assessors Map: 1p 9 It f� .............._ Lot M r D L
Registry of deeds:Book : Page#: Fyn
7,Existing Lot:
Lot Area(Sq.Ft): Building Height:
Street Frontage: Side Setbacks:
Front Setback: hear Setback:
Floor Area Ratio: Lot Coverage:
8.Proposed Lot{if applicable):
Lot Area(Sq,Ft): Building Height:
Street Frontage: Side Setbacks:
s
Page I of 3
120 Mein Street,Planning Dept.,North Andover,Massachusetts 01845
Phone 978.488.9335 fax 978.08.9542 Web www.norlliandovermu.gov
Front Setback: Rear Setback.,
Floor Area Ratio: Lot Coverage:
9.Required Lot(as required by Zoning Bylaw):
Lot Area(Sq.Ft): Building Height:
Street Frontage: Side Setbacks:
Front Setback: Rear Setback:
Floor Area Ratio: Lot Coverage,
10,Existing Building(if applicable):
Ground Floor(Sq.Ff.), of Floors:
Total Sq.Ft.: Heigh(:
Use: Type of Construction:
11.Proposed Building:
Ground floor(Sq.Ft.): f#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?
If so,when and for what type of construction?.
13,Section 0 A�uguyllalv that Special Permit`Is Being A
Requested V N� G (C �i<�g� S 19�-�� ! J46,2P
14.Petitioner and Landowner signature(s):
Every application far a Special Permit shall be made on Ibis form,which is ilia official form ofthe Planning Board,Every application shall
be filed wilh theTown Clerk's office.It shall be the responsibility ofthe petitioner to fumish all supporting documentation with this
application.The dated copy of this application received by the Town Clerk or Planning Office flocs not absolve the applicant front this
responsibility.The petitioner shall be responsible for all expenses for tiling and legal notification.Failure to comply whit application
requirements,as cited herein and in Fie Planning Board mules and Regulations may trsult in a dismissal by the Planning Board ofthis
application as incomplete.
Petitioner's Signature:
Print or type Homo here:
Owner's Signature:
Print or type name here:
15.Please list Win of plans and doculnents you will be attaching to this application.
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120 Main Street,Planning Delft.,North Andover,Massachusetts 01845
Phone 978.688.9535 Fox 978,688.9542 Web www.northandoverma.gov
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EAST'
�r r r
. MILL
. • #$#I I NORTH ANDOVER
December 5,2019
DELIVERED BY HAND
Eitan Goldberg,Chair
North Andover Planning Board
Planning Department
120 Main Street
North Andover, MA 01845
RE: Application for Preliminary Sub-District A Master Plan
RCG NAM LLC
21 High Street-East Mill,High&Water Streets
Assessor's Map 68,Lot 10 and Map 69,Lot 1
Dear Chairman Goldberg and Members of the Board:
Enclosed for filing with the Planning Board is a Subdistrict A Preliminary Master Plan
for the East Mill. We are filing this together with a Preliminary Subdivision Plan which
will subdivide the property into three lots in accordance with the three phases of
development of the East Mill. The master plan mirrors the Planned Development
District(PDD)plan that RCG NAM LLC has been working on for nearly a decade. Our
intent with this application is to bring the property into compliance with the overlay
district guidelines.
By way of background,RCG worked with the Planning Board to amend the Downtown
Overlay District Bylaw to include a new Subdistrict A section for the historic mill area.
The bylaw amendment 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 our PDD Master Plan. Given we are moving the East
Mill into the Subdistrict A overlay district,we are planning to convert the PDD Master
Plan to the Subdistrict A Master Plan.
Since the acquisition of the East Mill followed by the West Mill,RCG has communicated
its Master Plan vision for the properties. As we had indicated throughout our
redevelopment process,RCG has continually stressed the need to maintain flexibility in
the zoning as RCG incrementally develops the mills 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. Up until this point,we have developed the
RCG NORTH ANDOVER MILLS, LLC
EAST
r #oil I NOR`111 RtJUOYER
East Mill in accordance with our PDD plan. It is our intent to continue to move forward
with this vision under the Subdistrict A guidelines.
Attached please find the following as part of our application in accordance with Section
195.18-20.1)Submission and approval of preliminary master plan:
1. Two (2)copies of the locus plan and existing conditions plan
2. Two(2)copies of the Preliminary Master Plan showing the proposed three
phases of development as defined below:
a. Phase I-Historic Mill development into mixed use complex
b. Phase II W East Mill Flats development of 51 residential units
c. Phase III-Share parking with future residential development
3. A narrative description of the overall concept for the master plan
4. One Plan set has been filed with the Town Clerk's office
5. An electronic version of the above has been emailed to Monica Gregoire
6. Abutters list
We appreciate your time and consideration with regard to this matter and look forward
to discussing this with you on January 7. Please feel free to contact me at 617-625-8315
x706 with any further questions or concerns.
Sincerely,
�s I 4
Tania Hartford
Development Manager
RCG NAM LLC
cc: Monica Gregoire,Staff Planner
Town Clerk's Office(By Hand)
David Steinbergh,RCG
John Sniolak,Attorney
Phil Henry,Civil Design Group
RCG NORTH ANDOVER MILLS, LLC
EAST
' MILL
EAST MILL
PRELIMINARY MASTER PLAN NARRATIVE
SUBDISTRICT A:HISTORIC MILL AREA
(Sections 195-18.9 through 195-18.20 of North Andover Zoning Bylaw)
TOWN OF NORTH ANDOVER
PLANNING BOARD
January 7,2019
APPLICANT&OWNER: RCG NORTH ANDOVER MILLS LLC
PROPERTY: MAP 69,LOT 1 AND MAP 68,LOT 10
21 HIGH STREET,NORTH ANDOVER
1. INTRODUCTION
RCG North Andover Mills LLC(the "Applicant")is requesting approval of a Subdistrict
A Preliminary Master Plan in accordance with the Downtown Overlay District-
Subdist•ict A:Historic Mill Area. As discussed with the Planning Board during the
West Mill Phase I Subdistrict A public hearing,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 East Mill conforms to the intent and purpose of the Subdistrict
A provisions of the Zoning Bylaw by encouraging a diverse Unix of uses that preserves
the fabric of the existing historic mill structures and blends in new development to
promote an active,vibrant community. As a part of this application,RCG is seeking to
subject the East Mill,to the provisions of the Downtown Overlay District-Subdistrict A:
Historic Mill Area. As a result,no changes are being proposed to the East Mill property
and structures thereon as a part of this master plan and it conforms to the current
Planned Development District(PDD)Plan that has guided the East Mill redevelopment
to date.
By way of background,the Applicant is the owner of certain real property consisting of
22.65 acres of land,known as the East Mill, and numbered as 21 High Street(also known
as 1 High Street). The site is located at the corner of High Sheet and Water Street,and is
designated on the Town Assessor's Maps as Map 69,Lot 1 and Map 68,Lot 10 (the
"Property"). The Property currently consists of historic mill buildings with a total of
approximately 235,000 square feet that includes a mix of uses including office,research
and development,residential,and retail/restaurant as permitted as part of Phases I and
II.A of the existing PDD.
The Property is shown on an Existing Conditions plan included i1 the Planning Board
filing. The Owner acquired the Property by deed from FUCMS 2000-C2 Andover Mills,
LLC,dated January 22,2007,recorded with the Essex County North District Registry of
Deeds in Book 10601,Page 340.
As stated above,this Application micros the multi-phase redevelopment project for
which Preliminary Approval of the PDD Special Permit that was issued to the Applicant
by a decision,dated January 18,2008. The Preliminary Subdistrict A Master Plan,as
further defined below,presents no changes to the PDD.
II. PROPOSED PROJECT PHASES
The Applicant sees the redevelopment of the property as happening in three phases as
shown in the attached plan set. The Phases will be as follows:
• 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 improvments.
• Phase II-East Mill Flats Development
Construction of a 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 PIan.
• 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. The remaining 89-units are proposed for Parcel 3,also
known as the "Parking Garage Parcel". There are no current plans for
this development.
II. COMPLIANCE WITH SUBDISTRICT A REQUIREMENTS
The following is a summary of the Project's compliance with the requirements of the
Dowtown Overlay District,Part 2.Subdistrict A:Historic Mill Area Zoning Overlay
District,
RCG NORTH ANDOVER MILLS,LLC Page 2 of 4
A. Compliance With Permitted Uses (Section 195-18.13)
Section 195-18.13.lists uses withal Subdistrict A which are allowed by right or by
special permit. The Preliminary Master Plan complies with these requirements.
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. The Planning Board and Machine Shop
Village District Commission has previously reviewed this the Project area through
our prior permitting efforts. All development that has been permitted complies with
the guidelines and we anticipate future development to follow the same guidelines.
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 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 minimum front yard setback,side
yard setback,and rear yard setback of zero. The new building proposed on
Lot 2 complies with the setback requirements and any new structures
proposed on Lot 3 will also comply.
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.The
new building proposed on Lot 2 complies with the setback requirements and
any new structures proposed on Lot 3 will also comply.
3. Floor area ratio: The buildings and structures on the Property and proposed
to be built comply or will comply with the maximum floor area ratio of L0
and is thus permitted by right.
4. Extension alteration and reconstruction of existin buildin s 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. The Planning Board and Machine Shop Village
District Commission has previously reviewed the property for compliance with
RCG NORTH ANDOVER MILLS,LLC Page 3 of 4
design guidelines and any future development will comply with the same
review/standards.
E. Site and Design Standards (Section 195-18.18)
Section 195-18.18 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 East 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.
F. Sign Master Plan(Section 195-18.19)
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.The
East Mill sign master plan was approved by the Planning Board as part of the PDD
Permitting process. The Applicant has not modified its master plan for signage
since approval.
IIL NATURAL FEATURES OF THE SITE
The Prelimary Master Plan is required to provide a description of the natural features fo
the site,including wetlands,floodplains,slopes over 12%,soil conditions,and other
features requested by the PIanning Board. The attached survey show the current
conditions of the property,including the items above with the exception of soil
conditions which were reviewed as part of the East Mill Flats Special Permit approval.
The Applicant has spent a considerable amount of time restoring the wetlands around
Mill Pond and improving the water flow through the underground culvert and into
Osgood Pond adjacent to the West Mill.
IV. NEIGHBORHOOD DESCRIPTION
The Preliminary Master Plan is required to provide a description of the neighborhood in
which the tract lies,including environment, traffic, utilities,and other public facilities
and general impact of the master plan upon the Town. Given there is no new
development proposed un this master plan outside of what is currently in the East Mill
PDD Master Plan,we do not anticipate any further impact than what was studied in the
past. Further, the overall mill area has been studied at length as part of the West Mill
Definitive Phase 11 Subdistrict A Master Plan and those studies took into account the
current and proposed development at the East Mill. Therefore we do not have any
additional information to add as part of this Preliminary Master Plan document.
RCG NORTH ANDOVER MILLS,LLC Page 4 of 4
