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HomeMy WebLinkAbout2014-04-15 Application SPR 3/14/2014 3 i J March 14, 2014 RCG West Mill NA LLC c/o RCG LLC Street Town of North Andover, Planning Board 1ille,M 02143 Somerville,MA 02143 Planning Department T 617 625 8315 1600 Osgood Street,Suite 2035 F 617 625 8345 North Andover, MA 01845 www,RCG•LLC.com RE: Request to for a Site Plan Review Special Permit for 4 High Street, North Andover(Assessors Map 054.0 Parcel 0001-0000.0);Sections 8.3 and 10.3 of the North Andover Zoning Bylaw Dear Planning Board Chairman and Board Members: On behalf of RCG West Mill NA LLC(Applicant),the owner of the property commonly known as One High Street (Assessors Map 054.0 Parcel 0001-0000.0)and referred to herein by the address of 4 High Street(the Property) we seek site plan approval to increase the number of parking spaces located along the U-shaped drive facing High Street from 5 spaces to 35 total parking spaces. The Applicant has recently become the owner of the Property,which includes a parcel of approximately 9.6 acres improved with approximately 380,000 square feet of structures currently occupied by Schneider Electric and Converse,and originally constructed as part of the former Davis& Furber Machine Shop.The current tenants plan to vacate the site over the next year. The loss of the two major tenants under the previous owner is a loss for the community and the fiscal health of North Andover.The Applicant hopes to rapidly reposition the Property to meet current market needs and re-establish the value of the buildings as a contributor to a busy, vibrant, and successful complex,and by adding jobs,tax revenues, and amenities to the Town of North Andover Given the history of the Property and the Applicant's understanding of the marketplace for large tenants in the region,the Applicant seeks to reposition and redevelop the complex as a mixed-use office, retail, R&D, and residential center similar to the East Mill property across the street.The current tenants are large office users whose employees park in the large lots to the north of the site and in the shared parking garage across High Street. In order to achieve the Applicant's strategy of activating the buildings along High Street by attracting smaller office and retail uses, new visitor and tenant parking Is necessary closer to the center of the site. The Applicant believes that its proposed plan will have no adverse impact on traffic and circulation on High Street and will improve the functioning of the parking along High Street and in the adjacent facilities.The proposed parking improvements add spaces to an existing drive,drop-off, and parking area.The existing curb- cuts will remain unaltered, but will be signed to force what the Applicant believes will be a safer and more rational one way traffic pattern around the central park.There will be no reduction in the existing parking count in the other lots serving the Property and therefore no adverse effect on parking in general.These parking spaces will more efficiently and appropriately serve the first small office and retail tenants at the center of the RCG WEST MILL NA, LLC Page 1 of 2 I r site.The Applicant will continue to cooperate with the Public Works Department to reduce hazards to vehicles and pedestrians along High Street. With regard to the above proposal,the Applicant requests a hearing on the proposed site plan which we understand would be on April 15, 2014. Please advise if supplemental information will be necessary or if you have any questions. Sincerely, Da ' Steinbergh Manager RCG West Mill NA LLC RCG WEST MILL NA, LLC Page 2 of 2 n �►aerH o4,tYGea ;b�y0 �SSacHUSE� PLANNING DEPARTMENT Community Development Division S eeial Permit—Site Plan Review A licationMl Please type or print clearly. 1. Petitioner: aC& L L(-, tM bel W 4 oa� NA Petitioner's Address: o0 5t=t Ste to-P, so J a Telephone number:_ t~n J:Z 2S 31s 2.Owners of the Land: tZC r VJ W-4M i11 0A UX- Address:_I I T,mIgo epk SI-e rrx�, rvt►Le„ AIA 07,1 #-3 Number of years of ownership: 4t 3.Year lot was created:__Ore—IS$U 1 4. Description of Proposed Project: lc CC4Rmctd I VLq 05 6'tnO41t" r a l 5.Description of Premises: 6W(bX. �,(a a c.r��,, (Wt Orbv�ed L,,..rt.44- App�X 3i3D =D o a c a� 6.Address of Property Being Affected: It H i� � Zoning District: 5:-S Ayi,cl r to Assessors Map: ©"-o Lot#: bbb 1 Registry of Deeds: Book#:_ TI I Page#: .23g 7.Existing Lot: Lot Area(Sq.Ft): -q i r;,96'f Building Height: PIA Street Frontage: f,241 Z!t Side Setbacks:. n1 JA Front Setback: 2.'7 1 mm Rear Setback: tj (A Floor Area Ratio:6,11A _ Lot Coverage:—A) .1A 8.Proposed Lot(if applicable): Lot Area(Sq.Ft): fJ/A Building Height:_ Street Frontage:_ Side Setbacks: Front Setback: Rear Setback: Floor Area Ratio: Lot Coverage: _ t'are4of6 1600 Osgood Street,North Andover,Bldg.20,Suite 2-36 Planning Dept.,Massachusetts 01845 Phone 978,688.9535 Fax 978.688.9542 Web www.townofnorthandaver.com 1 f 9.Required Lot(as required by Zoning Bylaw): Lot Area(Sq. Ft): SOtcoo' Building Height: 55 i Street Frontage: i!� ' Side Setbacks: 20 ' Front Setback: Rear Setback: 20' $ Floor Area Ratio: 0,50 Lot Coverage: 357, 10.Existing Building(if applicable): —��0VSbt'--6oe aO S -NkACWdz C�Nt? P�rciS or �(17 o5�c1 Ground Floor(Sq.Ft.): 0 LA #of Floors: belt S. Total Sq.Ft.: t Height: Use: Type of Construction: 11.Proposed Building: Ground Floor(Sq.Ft.): PJLA _ #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? No If so,when and for what type of construction?01 A 13.Section of Zoning Bylaw that Special Permit Is Being Requested Q' iit) ; fi I c).31 14.Petitioner and Landowner signature(s): Every application for a Special Permit shall be made on this form, which is the official form of the Planning Board. Every application shall be fled with the Town Clerk's office. It shall be the responsibility of the petitioner to furnish all supporting documentation with this application.The 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 Signature: Print or type name here: Owner's Sign Print or type name here: vC, LCs we T- 15.Please list title of plans and documents you will be attaching to this application. 22 Page 5 of 6 1600 Osgood Street,North Andover,81dg.20,Suite 2-36 Planning Dept.,Massachusetts 01845 Phone 978.688,9535 Fox 978.688.9542 Web www.townofnorthandover.cem TOWN OF NORTH ANDOVER PLANNING BOARD APPLICANT AND OWNER: RCG WEST MILL NA LLC PROPERTY: 4 HIGH STREET(MAP 54, LOT 1) MEMORANDUM IN SUPPORT OF APPLICATION FOR SITE PLAN REVIEW SPECIAL PERMIT,AND PARKING SPECIAL PERMIT (Sections 8.11 8.3 and 10.3 of North Andover Zoning Bylaw) I. INTRODUCTION RCG West Mill NA LLC (the"Applicant") is the owner of an existing parcel of land known and numbered as 4 High Street. The site contains 422,532 square feet (9.7 acres) of land and is designated on the Town Assessor's Maps as Map 54,Lot 1. The Property is located on the west side of High Street,and to the east of the Property is East Mill. The Property includes existing mill buildings and other improvements which were formerly a portion of the Davis and Furber Mill complex. The portion of the site which is the subject of this Application is the small, courtyard area, including U-shaped driveway,within the West Mill complex which includes existing parking and landscaping,all of which is located directly across High Street from both Jamies Restaurant and the Good Day Caf66 (the"Property"). The Property is located within the Industrial S(I-S)Zoning District within which the proposed parking use is permitted by right but subject to the relief described below. The Applicant has owned the Property since January 24,2014. Although the Applicant has owned the site for less than two months, the Applicant has secured several tenant commitments to occupy a portion of the West Mill site,but as a condition to occupancy,the tenants are requiring that an adequate supply of parking be located with the above-described courtyard area. For these reasons, the Applicant is requesting the approval of the parking in accordance with Sections 8.1, 8.3 and 10.31 of the Town of North Andover Zoning Bylaw.' I we note that Section.8.1.8 of the Zoning Bylaw provides that"if a proposed development or project seeking a Special Perinit pursuant to this Section 8.1.8 also requires the granting of a Site PIan Approval Special Permit pursuant with Section 8.3(Site Plan Review),the conditions and requirements under this Section 8.1 shall be incorporated into and combined as a single application,review,and approval process for a Site Plan Review Special Permit issued in accordance with Section 8.3." Site Plan Review and Parking Special Permits Memorandum -- Planning Board I II. PROPOSED PROJECT As noted above, RCG West Mill NA LLC proposes to undertake limited redevelopment of the courtyard area, including the area including the U-shaped driveway, within the West Mill complex area of the site in order to accommodate parking requirements for prospective tenants at West Mill. Accordingly, the proposed Project involves the following: (a) Installation of approximately thirty (30) parking spaces constructed with a permeable concrete paver system to supplement the five (5) existing parking spaces located within the courtyard area of the Property;and, (b) To mitigate runoff rate and volume, each parking area will feed into a new bio-retentionjrairn garden with pretreatment to stormwater which will serve to decrease runoff to the existing on-site drainage system in re-vegetated areas,and will be managed in accordance with an Operation and Maintenance Plan. Note that the Applicant has worked to ensure that the proposed parking will have minimal impacts on the existing mature trees and planters located in the center of the courtyard area within,the U-shaped drive,and no other construction is proposed as a part of this parking Project. The Site Plans showing the proposed improvements are attached as Exhibit D. III. REQUIRED RELIEF Based upon our preliminary review of the proposed improvements, and after a meeting with the Planning Department,Community Development Office and other Town Officials, the Applicant has determined that the following relief is required tinder the North Andover Zoning Bylaw: a. Site Plan Review Special Permit(Sections 8.3 and 10.3 of NAZB); and, b. Parking Special Permit(to be issued through Site Plan Review pursuant to Section 8.1 of NAZB); and, In addition to approvals required from the Planning Board, the Applicant is seeking a negative determination of applicability issued by the North Andover Conservation Commission. Over the course of the past months,representatives of the Applicant have met with representatives of the Planning Department, the Building Department, Community Development Office, Conservation Department, and the Department of Site Plan Review and Parking Special Perntits Mentorundurn -- Plaruting Board 2 Public Works. As a result of those meetings and consultations, a number of their recommendations have been incorporated into the Site Plans, IV. SITE PLAN REVIEW AND SPECIAL PERMIT CRITERIA Section 8.3(6) and Section 10.31 of the Zoning Bylaw list the criteria by which the Planning Board will evaluate the Project as part of its site plan review special permit process. A description of these criteria,and how the Project meets such criteria,are described as follows: A. SITE PLAN REVIEW CRITERIA(Section 8.3) GENERAL a. Conformance ri<v'ith all appropriate provisions of the Zoning Bylaw. The proposed parking is a use allowed by right fi-t the Industrial S (I-S) Zoning District,and is necessary to secure current tenant commitments in an effort to secure a mix of tenants for the West Mill complex. b. Protection of abutting properties from detrimental site characteristics. The Project provides appropriate setbacks from the adjacent buildings. The adjoining business buildings owned by the Applicant will not be negatively impacted by the proposed Project,but the Project in fact will complement the surrounding uses. ENVIRONMENTAL a. Protection of unique or important natural,historic or scenic features. The Applicant has taken efforts to ensure that important historic and landscape features are being preserved as a part of the proposed parking plan. Moreover, the Project has been designed with enhanced stormwater management measures to ensure that there is no degradation of water quality as a result of the Project. To minimize and potential cutting or grading, the existing site grades and mature vegetation will be maintained to the extent practicable,and an appropriate natural buffer will be provided. b. Adequacy of proposed methods of refuse disposal. The Project does not anticipate the need for the disposal of refuse,other than minimal refuse generated on the Project site. Site Plan Review and Parking Special Permits Memorandum -- Planning Board 3 i C. Ability of proposed sewage disposal and water supply systems within and adjacent to the site to serve the proposed use. The Project will have no impact on water and sewer systems within and adjacent to the site, d. Adequacy of the proposed drainage system within and adjacent to the site to handle the increased runoff resulting from the development. As described in the cover narrative of this application,as well as in the Drainage Report, the Project accommodates all runoff resulting from the development. To mitigate runoff rate and volume,each parking area will feed into a new bio-retention/rain garden with pretreatment to stormwater which will serve to decrease runoff to the existing on--site drainage system in re-vegetated areas,and will be managed in accordance with an Operation and Maintenance Plan. Please refer to the enclosed Drainage Report attached as Exhibit A for additional information. C. Provision of adequate landscaping, including the screening of adjacent residential uses,provision of street trees,landscape islands in the parking lot and a landscape buffer along the street frontage. Existing vegetation is comprised of mature mixed hardwoods and open grassed areas, and provides an existing buffer,all as shown on the Site Plans attached as Exhibit D. f. Adequacy of the soil erosion plan and any plan for protection of steep slopes,both during and after construction. An erosion control plan has been provided as part of this submission. The Applicant will take particular care with respect to maintaining enhanced erosion and sedimentation controls to avoid impacts both on-site and onto High Street particularly during construction. g. Protection of adjacent properties by minimizing the intrusion of lighting,including parking lot and building exterior lighting. No new lighting is proposed as a part of this Project. h. The proposed development must not present a demonstrable adverse impact on the surrounding area resulting from excessive noise, dust, smoke,or vibration which are higher than levels now experienced from uses permitted in the surrounding area. Site Plan Review and Parking Special Penults Memorandum — Planning Board 4 The proposed use supplements an existing use, and fulfills an important need for parking in this area of High Street. The Project layout has been designed to ensure that there will be no long-term impact on the surrounding area from excessive noise, dust, smoke or vibration. DESIGN a. Buildings shall be located with respect to setbacks,placement of parking,landscaping and entrances and exits with surrounding buildings and development. No new buildings will be constructed as a part of this project as only additional parking will be added to the site. b. The buildings shall relate harmoniously to each other in architectural style,site location and building exits and entrances. Not applicable. C. Screening shall be provided for storage areas,loading docks,dumpsters, rooftop equipment,utility buildings and similar features. Not applicable. d. Electric,telephone, cable t.v.,and other such lines and equipment must be placed underground. All utilities will be located underground,but it is not anticipated that utilities will be impacted as a result of the proposed Project. e. Demonstrate that the scale,massing and detailing of buildings are compatible with those prevalent in the surrounding area. Not applicable. TRAFFIC/PARKING a. The location and number of curb cuts shall be minimized to reduce turning movements, and hazardous exits and entrances. The Project will not have any impact to the existing exit and entrance curb cuts. Site Plan Revim and Perking Special Pcnnits Memorandum -- Planning Board i b. Provision for access to adjoining properties shall be provided as appropriate. The existing common driveway located within the courtyard will provide adequate access for all existing and proposed parking and the adjoining West Mill buildings. C. Driveways shall be located opposite each other wherever possible. There are no proposed changes to the Driveway locations. d. joint access driveways between adjoining properties shall be encouraged. Not applicable. e. Internal circulation and egress shall provide for traffic safety. Internal circulation has been designed to minimize conflicts between cars, trucks and pedestrians. This site does not provide direct or indirect access to minor streets servicing single-family dwellings. For the reasons described above and in the supporting documentation and Site Plans described above, the Applicant respectfully requests the Board to vote to grant Site Plan Approval of the Project. B. PARKING SPECIAL PERMIT CRITERIA Section 8.1 The Applicant proposes on-site parking which both meets the needs of persons to be employed or to make use of the services to be provided at the Property,while at the same time promoting better site design through the use of flexible parking standards as described below. As more particularly shown on the Site Plans, the proposed project would provide a total of thirty (30)new parking to complement the five (5) existing parking spaces, Further,Section 8.1.8.h of the Zoning Bylaw provides that"where it can be demonstrated to the satisfaction of the Planning Board that a plan for screening and landscaping would be enhanced without detriment to the surrounding neighborhood through the waiver or modification of one or more of the screening,landscaping and other criteria set forth under Section 8.4," a special permit can be granted by the Planning Board. The list of proposed waivers from Section 8.4 is attached as Exhibit C. Accordingly,the Applicant feels that a Special Permit resulting in a modification of screening and landscaping requirements under Section 8.4 to enable the proposed parking at the Property as depicted on the Site Plans will not cause detriment to the surrounding neighborhood since the proposed parking program for the site will not increase traffic congestion or queuing or otherwise result in unsafe conflict of motor vehicle and pedestrian traffic. Site Plan Review and Parking Special Permits Memorandum -- Planning Board 6 C. SPECIAL PERMIT APPROVAL CRITERIA Section 10.31 Section 10.31 of the Zoning Bylaw 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. The following lists the criteria and how these criteria are met. a. The specific site is an appropriate location for such a use,structure or condition. As the property is zoned for the proposed parking use, the site is an appropriate location for the proposed Project. The site design compliments the surrounding uses and provides for sufficient traffic and circulation improvements. b. The use as developed will not adversely affect the neighborhood character. The Project provides appropriate landscaping and screening. The character of the proposed parking will complement the existing buildings located at West Mill without impact to important historical structures within Machine Shop Village. Accordingly,the proposed uses are well suited for its proposed location. C. Social, economic,or community needs which are served by the proposal. As noted above, the proposed Project will provide needed parking in this area of the West Mill complex in order complement existing and proposed uses at West Mill, From an economic standpoint,the Project will assist in securing a new source of tax revenue to the Town as new tenants are introduced into West Mill. d. There will be no nuisance or serious hazard to vehicles or pedestrians. Site improvements have been designed to maximize on-site and off-site safety, For additional detail please refer to the enclosed Site Plans. e. Adequate and appropriate facilities will be provided for the proper operation of the proposed use. Site Plan Review and Parking,Special PenniEs Memorandum -- Planning Board 7 Stormwater management.facilities will provide adequate treatment of stormwater in accordance with applicable requirements. No other facilities are proposed as a part of this application. f. 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 the site plan review process, the proposed use is in harmony with the general purpose and intent of this Zoning Bylaw for the following reasons. First, the location of the proposed Project is ideally suited to complement an additional mix of uses to complement and build a critical mass which is important to the future redevelopment of the West Mill complex. Second, the siting of additional parking in the proposed location will have the effect of fulfilling the needs of future tenants. Third,the Project will enhance the aesthetics of the Property with new landscaping and screening while at the same time preserving the appearance of the West Mill complex in a manner which maintains the historical integrity of the Machine Shop Village Histoic District. Fourth,based upon the Applicant`s experience with similar facilities, the off-street parking provided is adequate to serve the uses of the property in a safe and effective manner. Lastly,the project,as shown on the Site Plans,complies with the Zoning By-Law. For these reasons,all of the proposed improvements and enhancements noted herein are in harmony with the general purposes and intent of Section 1 ("Purposes") of the North Andover Zoning Bylaw. V. REQUEST FOR APPROVAL For the above reasons,RCG West Mill NA LLC respectfully requests that the Planning Board make the required findings and conditions described under Sections 8.1,8.3 and 10.31 of the North Andover Zoning Bylaw,and grant the Applicants request for a Special Permit for Site Plan Approval, including a Parking Special Permit. Respectfully submitted, RCG West Mill NA LLC B is attorneys, ohn T.Smolak,Esq. Smolak&Vaughan LLP East Mill,21 High Street,Suite 301 North Andover,Massachusetts 01845 Tel.(978)327-5215 Fax(978)327-5219 Site Plait Review and Parking Special Permits Memorandum -- Planning Hoard g EXHIBIT A DRAINAGE REPORT Site Plan Review and Parking Special Permits Memorandum -- Planning Board 9 i EXHIBIT C SECTION 8.4 WAIVERS Site Plan Review and Panting Special Pennits Memorandum -- Planning Board 1� i EXHIBIT D SITE PLANS Sitc Plan Review and Parking Special Pennits Memorandum -- Planning Board 12