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PLANNING DEPARTMENT 2015 JAN Aid 11: 18
Community Development Division 1i r'i'f1 ov
1600 Osgood Street R T H l'!,0;)F,,,
North Andover, Massachusetts, 01845
NOTICE OF DECISION This is to certify that twenty(20)days
have elapsed from date of decision,flied
DOWNTOWN OVERLAY SPECIAL PERMIT without filing of n a peal,
Date d ; �.
Any appeal shall be riled Joyce Town Cl Bradshaw
erk
within (20) days after the
date of filing this notice in
the office of the Town Clerk.
Date: January 6,2015
Date of Hearing: October 21, 2014;
December 2, 2014; December 16, 2014;
January 6, 2015
Date of Decision: January 6, 2015
Petition of: RCG LLC,on behalf of RCG West Mill NA LLC
17 Ivaloo Street, Suite 100
Somerville, MA 02143
Premises Affected: 4 High Street,
North Andover,MA 01845
Assessors Map 54,Lot 01
Referring to the above petition for a Downtown Overlay Special Permit filed pursuant to Sections 8.1, 10.3,
and 18 of the North Andover Zoning.Bylaw to allow the partial demolition of one building on-site, the
creation of a new 120 space parking lot, conservation and reconstruction of historic facades of adjacent
buildings, conversion of existing building space for up to 42 residential apartments, implementation of the
signage master plan, and all associated landscaping and grading activities within the Downtown Overlay
District.
After a public hearing given on the above date, and upon a motion by David Kellogg, seconded by Lynne
Rudnicki, the Planning Board APPROVES: (a) a Downtown Overlay Special Permit under Section 18 of the
North Andover Zoning Bylaw; and (b) a Parking Special Permit under Section 8.1 of the North Andover
Zoning Bylaw, as amended and based upon the followin condtions. Vote of 5-0 was trade in FAVOR of
the application. XQ�&
On behalf of the No idover Planning Board
John Simons,Chair
Michael Colantoni
David Kellogg
Lora McShcrry
Lynne Rudnicki
A True Copy Peter Boynton, Associate
;�ra�rifs:eR-
lbwu Clerk
1
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4 High St.,Map 54, Parcel 01
Downtown Overlay Special Permit, West Mill
The Planning Board herein APPROVES: (a) a Downtown Overlay Special Permit under Section 18 of the
Zoning Bylaw (including Section 18.2.9 [Special Permit for Multifamily Dwellings of 18 or more units] and
18.7 [Special Permit for Waivers]); and (b) a Parking Special Permit under Section 8.1 of the Zoning Bylaw,
so as to allow the partial demolition of one building on-site, the creation of a new 120 space parking lot,
conservation and reconstruction of historic facades of adjacent buildings, conversion of existing space for up
to 42 residential apartments, implementation of the signage master plan, and all associated landscaping and
grading activities, all as depicted on the flans and other supporting information as described herein. The
application was tiled with the Planning Board on September 29, 2014. The public hearing on the above
referenced application was opened on October 21, 2014, was continued to December 2, 2014 and December
16, 2014, and closed on January 6, 2015. The applicant submitted a complete application conforming to the
requirements of the Zoning Bylaw, which application was noticed and reviewed in accordance with Sections
8.1, 10.3,and 18 of the North Andover Zoning Bylaw.
The Planning Board makes the following findings as required by the North Andover Zoning Bylaws
Sections 8.1, 10.3, and 18:
FINDINGS OF FACT:
I) The specific site is an appropriate location for the project as it is consistent with the intent and
purpose of the Downtown Overlay District in that the site design complements the surrounding uses,
preserves important historical building elements and the historic nature of the district, and provides
for sufficient traffic and circulation improvements in a manner which promotes a vibrant, mixed use,
commercial center. The proposed demolition and resulting uses will not negatively impact historic
structures, and the proposed parking, landscaping, and other improvements will enhance the physical
access and visual presence of the remaining structures.
2) Based on input received from both the Planning Board and the Planning Board's peer review
stormwater management consultant, the applicant is providing for a stormwater management benefit
for both volume and flow of stormwater from the existing and proposed parking lot, thus complying
with Massachusetts Stormwater Standards as well as the Planning Board's standards. The proposed
changes will provide both treatment and attenuation through the use of stormwater BMPs.
3) The Applicant will remove paving in specific areas near the wetland and pond, named "Osgood
Pond", and create an attractive amenity for visitors and to benefit the pond ecology with native
plantings.
4) The parking lot will primarily consist of bituminous pavement supplemented by decorative pavers. In
the design, the Applicant has sought to preserve the slab foundation of the building to be razed in
order to protect the underlying culvert system; the slab will be cut strategically to provide locations
for bio swales, new circulation, and other drainage features.
5) The use as developed will not adversely affect the neighborhood as the proposed uses are consistent
with the intent of the Downtown Overlay District, the site and associates[ buildings are in the
Downtown Overlay District, and the existing activity on-site consists of a mix of residential,
commercial,and industrial uses.
6) There will be no nuisance or serious hazard to vehicles or pedestrians. The proposal will not have a
significant impact on pedestrian safety and vehicular circulation since the project is an expansion of
an existing parking area. The proposed project enhances the overall walkability and encourages
pedestrian activity.
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4 High St.,Map 54, Parcel 01
Downtown Overlay Special Permit, West Mill
7) The project will have a positive impact on the neighborhood visual character, including architectural �
design,views, and vistas. The proposed demolition of Building 37S will open a view to Osgood Pond
from High Street.
8) The Board finds that the proposed residential units (including a first, by-right phase of 17 units, and a
second phase of 25 units allowed by Special Permit under Section 18), are appropriate for the site and
consistent with the objectives articulated in Section 18 in efforts to both encourage a mix of uses
within the same structure and to encourage a diverse mix of uses on site.
9) The proposed project will result in a combination of retail, restaurant, office, and residential use on
the property, and the peak parking demand resulting from this mix of uses will vary. The Board finds
that the proposed number of parking spaces, in combination with off-street parking and existing
parking facilities on and adjacent to the site, is sufficient to accommodate the'uses proposed in this
project.
10) The proposed landscaping for the project is consistent with the intent of the screening and
landscaping criteria and will enhance and complement the proposed parking improvements. The
Board finds that a Special Permit under Section 8.1.8(h) for the waiver of the screening, landscaping,
and other criteria set forth under Section 8.4 as it relates to the new parking area is appropriate since
the applicant is proposing new landscaping and other improvements as depicted in the Landscape
Plans.
11) The Board finds that the submitted Signage Master Plan will provide for visual clarity for the project
site, will enhance the character of the neighborhood and surrounding uses, and is consistent with the
intent of the Zoning Bylaw. The Board herein approves the Signage Master Plan. All signage will
integrate with and be consistent with the signage master plan for the East Mill site, and color pattern
with respect to banner signs will be uniform and consistent.
12) The Board finds that a Special Permit under Section 8.1 is appropriate. In accordance with Section
8.1.8(b) (Modification of Parking/Loading Area Design Standards), the modifications to drive aisles,
parking spaces and the parking layout as depicted on the Plans, would serve to provide for safe and
convenient parking for the project. In accordance with Section 8.1.8(e) (Common Parking Areas and
Multiple Use Facilities), the Project will involve a combination of retail, restaurant, office, and
residential uses on the Property, where the hours, days, or peak parking or loading demand for the
uses at West Mill are so different that the proposed number of Project spaces will provide adequately
for all uses or activities proposed to be served by the parking facility. The Board also finds in
accordance with Section 8.1.8(g) (Reduction in Parking Spaces) that a reduction in parking of 112
spaces (1,149 are spaces required, 1037 total parking spaces proposed to be provided) is justified. If
in the future, parking demand increases significantly, there are other opportunities at West Mill to
increase the number of parking spaces should the need arise.
13) Finally the Planning Board finds that this project generally complies with the Town of North Andover
Zoning Bylaw requirements as listed in Section 18, but requires conditions in order to be frilly in
compliance. The Planning Board hereby grants an approval to the applicant provided the following
conditions are met and also grants specific waivers outlined below.
WAIVERS
A full list of the waiver requests is included at the end of this Notice of Decision under Attachment A.
The Planning Board herein grants the following waivers:
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4 High St.,Map 54,Parcel 01
Downtown Overlay Special Permit, West Mill
A) 18.4.1 Site Access—To the extent that residential uses on t e Water Street level in Building 7 are
considered ground-floor uses, waive such requirement that there be no ground floor residential uses.
B) 18.5.1 Location and Distribution of Uses---To the extent that residential uses on the Water Street
level in Building 7 are considered ground-floor uses, waive such requirement that there be no ground
floor residential uses.
C) 7.4, 18.5.2 Height-- Waive height and number of stories provisions as they relate to existing
buildings, but such building height and number of stories shall not exceed the height and number of
stories of the existing structure,
D) 18.5.3 Setback— Waive the setback requirements for existing buildings to those setbacks of existing
buildings depicted on the Site Plans.
l ) 18.5.4 Orientation—Waive building orientation requirements for existing buildings.
F) 18.5.5 Articulation—Waive articulation requirements for existing buildings.
G) 18.5.6 Transparency—Waive transparency requirements for existing buildings.
H) 18.5.7 Doors and Entrances—For existing buildings, waive the extent to which doors and entrances
on existing buildings must be placed an average of one door every fifty(50) feet of frontage.
1) 7.6 Floor Area Ratio—Waive the FAR requirement, but the FAR shall not exceed 2.0 for existing
and new buildings.
These waivers are granted based on the fact that the proposed work is located within an isolated, but
improved, area within site and is surrounded by existing mill buildings.The Board finds that the proposed
improvements would enhance the surrounding neighborhood without detriment.
DEFINITIONS
1) The "Locus" or "Site" refers to the 416,904 sq. ft. area of land with land fronting on High Street as
generally shown on Assessors Map 54, Parcel 01, and also known as 4 High Street, North Andover,
Massachusetts, as more particularly depicted on the"Plans"as defined below.
2) The "Plans" refer to the plans prepared by Horsley Witten Group Inc., Pages 1-16, dated September
25,2014, revised to January 22, 2015 consisting of 16 Sheets,
3) The "Project" refers to the partial demolition of one building on-site, the creation of a new 120 space
parking lot, conservation and reconstruction of historic facades of adjacent buildings, conversion of
existing space for rip to 42 residential apartments, implementation of the signage master plan, and all
associated landscaping and grading activities as depicted on the Plans.
4) The "Applicant" refers to RCG LLC, on behalf of RCG West Mill NA LLC, the applicant for the
Special Permit, its successors and assigns.
5) The "Project Owner" refers to the person or entity holding the fee interest to the title to the Locus
from time to time, which can include but is not limited to the applicant, developer, and owner.
SPECIAL CONDITIONS
Upon reaching the above findings, the Planning Board approves this Downtown Overlay Special Permit
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4 High St.,Map 54,Parcel 01
Downtown Overlay Special Permit, West Mill
with the following conditions:
1) The Board recognizes that the project will be c��npl�ted in multiple phases, and recognizes that a
series of building permit applications will be filed with according Certificate of Occupancies. To this
end, the conditions described below apply to each separate_�hase for which a building permit is t-
sought unless otherwise provided herein. -
P IOR TO ISSUANCE OF A BUILDING PERIVIIT
The Plans and this Notice of Decision must be recorded at the Essex North Registry of Deeds. Two
(2)copies of the signed and recorded Plans and Notice of Decision must be delivered to the Planning
Department.
3) A Performance Guarantee bond in the amount of$20,000 shall be posted for the purposes of ensuring
that the site is constructed in accordance with the approved plans and that a final as-built plan is
provided.
PRIOR TO THE START OF CONSTRUCTION
4) In consultation with the Town Planner, the Applicant shall designate an independent construction
monitor. The monitor shall read, sign, and return to the Town Planner the better of Agreement for
Independent Monitors. The monitor shall make weekly inspections of the project site, provide
monthly reports to the Planning Department, and immediately provide notice Ito the Planning
Department detailing any areas of non-compliance and any corrective actions taken. The monitor will
also provide reports following heavy rain events. The monitor must be available upon notice to
inspect the site accompanying a Planning Department designated official.
5) A construction schedule shall be submitted to the Planning Department for the purposes of tracking
major milestones and general construction.
6) An Operations and Maintenance Plan will be provided which will detail the maintenance of the rain
gardens, culverts, and of the permeable pavers. The O&M plan will include the following;
a. Period of cleaning of catch basins and the drainage overflow tank.
b. Period of cleaning of the sediment forebays.
c. Maintenance of pervious pavers, periodic vacuum sweeping and/or low pressure washing and
filling in the aggregate as necessary.
j 7) A pre-construction meeting must be held with the developer, contractors, Planning Department,
Applicant, and other applicable representatives to discuss scheduling of inspections and construction
schedule.At this same meeting, the activities for conditions 8 and 9 below may also be conducted.
8) Yellow"Caution"tape must be placed along the limit of clearing and grading as shown on the Plan. The
Planning Department must be contacted prior to any initial cutting and/or clearing on-site. Existing trees
that will remain in the landscaped area are to be marked.
9) All applicable erosion control measures must be in place and reviewed and approved by the Planning
Department.
[, 10) The Applicant shall provide the Planning Department evidence of filing and approval of the EPA
NPDES General Construction Permit(GCP)for this project.
DURING CONSTRUCTION
S
P 1
4 High St.,Map 54, Parcel 01
Downtown Overlay Special Permit,West Mill
1i l) Prior to cornmencing fagade work on the building front that will be exposed after demolition (Building
3NN , the Applicant will appear before the Planning Board to discuss fagade types to verify that the
exterior appearance of the reconstructed faVade will be consistent with the general aesthetic character of ,
the site and surrounding district.
12) Any stockpiling of materials must be maintained using all relevant Best Management Practices (BMPs)
including covering of loose stockpiles and/or implementing dust initigation measures.
13) It shall be the responsibility of the Applicant to ensure that no erosion from the site of construction shall
occur which will cause the deposition of soil or sediment upon adjacent properties or public ways,-except
as normally ancillary to off-site sewer or other off-site construction. Off life erosion will be a basis for
the Planning Board to make a finding that the project is not in compliance with the Special Permit, and
the board shall give the developer written notice of any such fmding and provide ten (10) days to
implement corrective actions.
14) In an effort to reduce noise levels, the developer shall keep in optimum working order, through regular
maintenance,any and all equipment that shall emanate sounds from the construction site.
15) Hours of construction are limited from 7:00am to 5:00pm Monday through Friday, and from 8:00am to
5:00pm on Saturdays.
PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY
16) As noted in Special Condition One (1), the Board recognizes that the Project will be completed in
multiple phases. To this end, for each phase of the Project for which a building permit is filed, the
applicant must submit a letter from the architect or/and engineer of the project stating that the building
and site layout substantially comply with the approved Plans for the specific phase. Alternatively, the
applicant and/or property owner may provide a bond,determined by the Planning Board,to cover the full
amount of the landscaping materials and installation if weather conditions do not permit the completion
of the landscaping for the particular phase, and/or prior to the use of the specific building for which the
building permit is sought unless otherwise determined by the Board.
17) All slopes must be stabilized with regard to erosion and safety.
18) The lot must be raked, loamed, and seeded, sodded, or mulched.
19) The Planning Board reserves the right to review the site after construction is complete and require
additional site screening as it deems necessary and reasonable.
20) All stormwater structures shall be cleaned, in accordance with the approved Stormwater Operation &
Maintenance Plan.
PRIOR TO THE RELEASE OF SECURITY AND/OR ESCROWED FUNDS
21) A final set of as-built plans showing final topography, location of utilities, structures, curb cuts,
parking spaces and drainage facilities, and easements, must be submitted to the Planning Department.
Plans shall show all relevant site elements including, but not limited to, stormwater infrastructure,
landscaping, building footprints, impervious and pervious surface area, sewer and water connections,
and other pertinent site features. One paper copy and one electronic copy (PDF) shall be submitted to
the Planning Department. If over I year has elapsed from the issuance of the Certificate of
Occupancy, the applicant must submit a second letter from the architect and/or engineer verifying that
the on-site conditions still substantially comply with the approved Plans.
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4 High St.,Map 54,Parcel 01
Downtown Overlay Special Permit,West Mill
22) The Planning Board must by a majority vote make a finding that the final as-built plans and site are in
conformance with the approved plan.
23) The Town Planner shall verify that all Planning, Conservation, Board of Health, and Division of Public
Works requirements are satisfied and that construction was in compliance with all respective approved
plans and conditions.
GENERAL CONDITIONS
24) All signage on site will be consistent with the approved Sigttage Master Plan witli respect to placement of
barrier signs, entry awnings, monument signs, way-finding signs, blade signs, wall signs, and directional
signs. Such signs throughout the Project site shall be of a consistent color scheme, pattern, or pallet, but
shall not include a set of multiple company color schemes. External signs for each phase shall be
included with a building permit application for each phase.
25) The Applicant shall be responsible for ensuring the proper continued operation and maintenance of
the existing tank and pump stormwatei•system.
26) The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation.
27) Gas, Telephone, Cable and Electric utilities shall be installed underground as specified by the respective
utility companies.
28) The provisions of this conditional approval shall apply to and be binding upon the applicant, its
employees and all successors and assigns in interest or control.
29) Any action by a Town Board, Commission, or Department, which requires changes in the plan or
to the Planning Board, may be subject to modification by the
design of the building, as presented
y��03
lanning Board.
n revisions shall be submitted to the Town Planner for review. 1f these revisions are deemed
ybstantial,the developer must submit revised plans to the Planning Board for approval.
31) This Special Permit approval shall be deemed to have lapsed aver January 6, 2015 (two years from
the date permit granted), exclusive of the time required to pursue or await determination of any
appeals, unless substantial use or construction has commenced within said two-year period or for
good cause as determined by the Planning Board.
32)The following information shall be deemed part of the decision:
Plan: West Mill Redevelopment Permitting Plan, North Andover Massachusetts
Plan Sheets: 1-16
Prepared for: RCG LLC, on behalf of RCG West Mill NA L,LC
17 Ivaloo Street, Suite 100
Somerville, Ma 02143
Prepared by: Horsley Witten Group, 1ne.
90 Route 6A
Sandwich,MA 02563
Date: September 25,2014, revised to January 22, 2015
7
' 4 High St.,Map 54,Parcel 01
Downtown Overlay Special Permit,West Mill
Plan: West Mill—Signage Master Plan
Pages: 1-10
Prepared for: North Andover Planning Board
Prepared by: RCG LLC.
Date: December 2, 2014
cc: Town Departments
Applicant
Engineer
Abutters
Assessor
8
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(NEST_ MILL REDEVELOPMENT
PERMITTING PLAN
NORTH ANDOVER, MASSACHUSETTS
SEPTEMBER 25, 2014
Sheet List Table
Sheet Number Sheet Title
1 COVER
2 CONSTRUCTION NOTES
c. :,�• { l !...,,- 'r' ;"t''w /�/ j::...� ...�� _. 3 DEMOLITION PLAN
'� -��...-•.,,. , ; i,1 �y ::,�:S'4 �iY 'r�',cC��. ."J^ - _ 4 OVERALL—I PLAN
5 SITE PLAN
• u,l,, 7 la �'v+ �, �,i 1 -> 5A SITE LIGHTING
_ i •. 6r/p �: ? 1 ^'1, +" 6 GRADING ANO DRAINAGE PLAN
L""—S
11{ �I y c 7 CPNS7RUCTIONOETAILS(t)
�`'I • '=' 8 CONSTRUCTION DETAILS(2)
fCONSTRUCTION DETAILS(3)
10 GONSTRUCTION DETAILS(4)
, �d, - dal �L eql �r 1 19 CONCEPTUAL CROSS SECTIDfI
Blidpe _ ,ru
12 ACCESS ATYPICAL SECTION
13 ACCt:55 6 TYPICAL SECTION
..�.,. :ai- _ '.,, y y . ti-•.r \' ... 14 !C NGEPTUAI.LANDSCAPE PLAN
e .«I "L�CI,.�r.7` •'r • �—Z4`7 CC 15 IBUFFER RESTORATION PLAN
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b'A+[ASSACHUSETTS 16 11 ANDSCAPE DETAILS
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WEST MILL REDEVELOPMENT
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NORTH ANDOVER,MASSACHUSETTS
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ACCESS A
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a. VERTICAL SCALE., I"=5'
a
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82 — - - 82 i Lu
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