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Home My WebLink About2016-10-04 Application DTO SPR MOD t%0RTjI 0 7 I own of Jor�t 0 S C" Office o? Aj)Dd"IAZ Community Development and Services Division P(978)688-9535 1600 Osgood F(978)688-9542 Building North Andover, Ma S,,tk,,hiise,4s,01845 Town of North Andover Planning Board E Application for Special Permit Please type or print clearly. 1.Petitioner: RCG WEST MILL,NA LLC Petitioner's Address: 17 IVALOO STREELMTE 100, SOMERVILLE MA 02143 Telephone number: 617-625-8315 ........... 2,Owners of the Land: Address: Number of years of ownership: 3.Year lot was created: ...... 4. Description of Proposed Project: The project includes the construction of 108 parking spaces including curb.landscaping and storinwater improvements within a 1,25+/-acre limit of work area located within the area denoted at'Area of ---fu—ture Development'on the original permitting_plans_submitted by others.As such,this project expands upon-.- the rev .--p oulsy approved project to provide vehicular and pedestrian connectivy to the center _ improvements currently under construction. 5.Description of Premises:- The Premises is known as the West Mill Campus comprised of mixed use buildings, including office,residential units and restaurants. 6.Address of Property Being Affected: Ct R C-1k sk,---- — Zoning District: I-S Downtown Oveoa�--. Assessors Map: 54 Lot#: Registry of Deeds:Book#: MI-71 Page#: 7.Existing Lot: Lot Area(Sq.Ft): by Building Height: Street Frontage: Side Setbacks: Front Setback: Rear Setback: ...................... ---- Floor Area Ratio: I?- Lot Coverage: 17. L 8.Proposed Lot(if applicable): NO t"1'�` 6' Lot Area(Sq.Ft): NA Building Height: Street Frontage: Side Setbacks:-—---------------- BOARD OF APPEALS 688-9541 BUILDING688-9545 CONSERVATION688-9530 HEALTH688-9540 PLANNING688-9535 Front Setback: Rear Setback: Floor Area Ratio: .SZ Lot Coverage: ��fl• 9. Required Lot(as required by Zoning Bylaw): (W riUSS die f h °Ve"L e--J) Lot Area(Sq.Ft): T!�tvft". Building Height: Sg ' Street Frontage: M Side Setbacks: Zl Front Setback: ?;z' Rear Setback: 5t5 Floor Area Ratio: . Sa Lot Coverage: 10. Existing Building(if applicable): Ground Floor(Sq.Ft.): NA #of Floors: Total Sq.Ft.: Height: Use: Type of Construction: 11. Proposed Building: Ground Floor(Sq.Ft.): NA #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? Yes If so,when and for what type of construction? 2015,parki xg lot constrcution 13.Section of Zoning Bylaw that Special Permit Is Being Requested 14. Petitioner and Landowner signature(s): Every application for a Special Perrot shall be made on this form,which is the official form of the Planning Board.Every application shall be filed will)the Town Clerk's off-tee,It shall be the responsibility of the petitioner to fiunish all supporting documentation with this application,I'he dated copy of this application received by the Tovoi 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 Signat Print or type name ere: v� Owner's Signature: Print or type name he e: `7pD-� $ k � 15.Please list title of plans and documents you will be attaching to this application. Letter-request to modify Special Permit Site Plan Set for West Mill,dated 08/25/2016,prepared by Civil Design Group,LLC Storniwater Management Report,dated 08/25/2016,prepared by Civil Design Group,LLC - ' AUG ~_� \2� 30 °�~ . � August 25i2O16 r� O ` RCG West Mill NALLX c/o KCGLJ.0 nlvumoStreet Town of North Andover, Planning Board Somerville,wmoow' 1/o Planning Department Tv1rumowu 1600 Osgood Street,Suite 2035 ponommws North Andover, K1AO284S www.moo'Luo.c°m RE' Request to Modify Special Permits previously approved on January 8, 2015 and Modified July 28, 2015 Property: 4 High Street, North Andover(Assessors Map QG4,Q Parcel OOO1-UOOO.0); Owner 0iApplicant: mfN0G West Mill NALLC Dear Planning Board Chairman and Board Members: On behalf of the Applicant, RCG West Mill NA LLC(RCG), the owner of the property located at 4 High Street (the Property, or"West Mill"), we are requesting an amendment to the previously issued Downtown Overlay District Special Permit and Parking Special Permits to allow the Applicant toproceed with a second phase of its Center Lot project. The attached plans and drawings highlight the proposed changes, most notably the addition of an approximately 108 parking spaces in the remaining footprint of the previously demolished Building 37.Additional incremental modifications of the plan to be approved as part of this request include the replacement of the existing cooling tower near the pond with a new, smaller, quieter cooling tower to be located farther from the wetland buffer and several tweaks in the landscaping, grading, curbing, and paving to address challenges that arose during construction. The decision to add additional parking to the site was informed by market feedback frorn potential tenants as well as a preference to balance parking supply and demand across the site and support future development and tenancy. We anticipate that Building 36will also be appropriate for retail uses over tirne, expanding the rnixed-use character of the site. New residential construction in the future on surface parking|otssurp|used by the proposed new lots will further improve the diversity and vitality of the uses at the site. Parking RCG had previously provided a table summarizing parking demand and utilization for the site. We have updated the table (below) showing the most intense uses that are contemplated for the site and the corresponding parking requirement under North Andover's zoning bylaw. With the understanding that the projected number of parking spaces is based upon RCG's market research,the actual number of spaces needed will be driven bv the market as new areas are leased 1u tenants and may in fact bemuch less than we have projected—but theprojected estimate below is the upper boundary for which kCG is requesting for approval. RCG WEST MILL NA` L[C Page 1 of 3 The projected and future parking space needs analysis for West Mill is as follows: ON • Phase 2 West Mill Center Lot 108 • Phase 1 West Mill Center Lot 152 • West Mill Main Lot 436 • Parking in East Mill Garage(by easement) 417 • Water Street Lot 35 • On-Street Parking within 100 yards(per Downtown Overlay) 162 EMEMEEM awm Office(General) 1383,000 3 1,149 Effim 'ME= Retail (Grocery) 15,000+/- 6 90 Retail (General/Other) 15,000+/- 3.5 52.5 Restaurant 10,000+/- 15 150 Office(General) 2301000+/- 3 690 Residential: • Studio 12 1.25 15 • One-bed 16 1.5 24 • Two-bed 14 2 28 Bicycle Parking The Zoning By Law requires at least one bicycle rack per twenty parking spaces for a total of six for the addition of 105 parking spaces. RCG will locate an additional six bike racks around the site near entries. Landscaping The proposed layout includes an expansion of the landscaping scheme which is well above the Town requirements for trees and open space in a parking area and which enhances the bank of Osgood Pond. Traffic Impact RCG does not believe that there will be an adverse effect on traffic from the proposed parking lot.The conversion of a single use office-park to mixed residential, retail, and small office uses is proven to result in lower peak-time traffic and parking demand as the various uses have different peak usage at different times of the day and week. Further, the reduction in the square footage of buildings on the site required to create the parking facility will actually result in a reduced number of expected trips to the site in RCG WEST MILL NA, LLC Page 2 of 3 comparison to the previous condition. RCG will continue to cooperate with the Public Works Department and Public Safety to reduce hazards to vehicles and pedestrians along High Street.The net effect of the proposed plan will be an improvement in the circulation and parking facilities along High Street. Stormwater Management and Environmental Improvements RCG and their consulting engineers, Civil Design Group, have prepared plans and drainage calculations for the revised site plan that present a strategy for managing stormwater flow. We look forward to a public hearing at the next available meeting. Please advise if supplemental information will be necessary or if you have any questions. Sincerely, David Steinbergh Manager RCG West Mill NA LLC RCG WEST MILL NA, LLC Page 3 of 3