HomeMy WebLinkAbout2015-01-06 Application DTO SP J
September 26, 2014 RCG West Mill NA LLC
c/o RCG LLC
Town of North Andover Planning Board 171valooStreet
� ann g Somerville,MA 02143
5/6 Planning Department
T617625831b
1600 Osgood Street,Suite 2035 r617625 8346
North Andover, MA 01845 www.RCG-LLC.ccm
RE: Request for Special Permits--Sections 8.1, 10.31, and 18 of the North Andover Zoning Bylaw
Property: 4 High Street, North Andover(Assessors Map 054.0 Parcel 0001-0000.0);
Owner&Applicant: of RCG West Mill NA LLC
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 the issuance of a Downtown Overlay District
Special Permit and Parking Special Permits to allow the Applicant to commence the second phase of a
multi-phase redevelopment of West Mill. As more particularly described in the attached materials, RCG
intends to: raze a portion of the existing so-called Building 37 (constructed in the 1990's)to allow for the
construction of a new surface parking lot which is designed to attract more retail and other proposed
uses to the center of the site; conserve and reconstruct the historic facades of adjacent buildings;
Convert existing vacant space for up to 42 residential apartments in certain strategic locations in order
to provide for a mix of uses and to attract additional foot traffic to the downtown area and bring the site
into conformity under the Downtown Overlay District(DTO),consistent with recent conversations with
the Board as reflected in the DOT zoning provisions as recently amended at this past May's Annual Town
Meeting.
As you know, RCG is the owner of 4 High Street (Assessors Map 054.0 Parcel 0001-0000.0),a parcel of
approximately 9.6 acres which is improved with approximately 380,000 square feet of existing
structures.The property was originally constructed as part of the former Davis& Furber Machine Shop
and was most recently occupied by the offices of Schneider Electric and Converse. As Schneider Electric
vacated the site last April and Converse will leave in spring 2015, RCG sees this transition as an
opportunity to reposition and redevelop the complex as a mixed-use office, retail, and residential center
similar to the East Mill property across High Street.As noted above, and based upon tenant demand,
adding more Conveniently located parking in the Center of the site will improve RCG's ability to attract
new commercial and residential tenants to the building as well as enhance the overall aesthetic
environment in the Machine Shop Village district by opening up sightlines from High Street to Osgood
Pond,consistent with the historic development of the mill village.
RCG WEST MILL NA, LLC
Page 1 of 5
Land use and Urban Design
RCG believes that the best use of the Property is mixed residential and commercial uses, complementing
the East Mill property located across Nigh Street. East Mill currently has less than 5%vacancy, in
contrast to the general 495-North office market vacancy of approximately 20%. By focusing on small to
mid-size office tenants,together with dining,wellness, and retail options in an historic mill village
setting, East Mill creates a highly desirable sense of place. West Mill offers new opportunities to build
upon the success of East Mill and grow the neighborhood into a vibrant mill district center. RCG intends
to preserve and redevelop the historic mill buildings by introducing retail, restaurant, office, residential,
and other uses as appropriate to meet market demand.
RCG is asking for the site to be permitted under the DTO because we believe that it better reflects the
appropriate use of the Property as a mixed use center that can complement and stimulate North
Andover's Machine Shop Village and Main Street districts.This request includes approval for up to 42
residential apartments and various other commercial uses as allowed in the DTO. For the reasons
discussed with the Planning Board earlier this year,the DTO has a number of design standards and
guidelines with which the site cannot comply if the existing historic buildings are to be preserved,
including certain setbacks,entry locations,transparency, and other requirements. Furthermore,the site
currently has a Floor Area Ratio of 0.92 whereas a maximum of 0.50 is permitted in the underlying zone
and the tallest existing structure is 66+/-feet in height, exceeding the 45 foot height limit in the DTO.
We request that the Planning Board waive these and other criteria by special permit,as provided for in
Section 18.7, in order to bring the existing conditions into zoning conformity and allow the proposed
uses.
Community and Fiscal Impact
The loss of the Property's two major tenants, representing a total of 383,000 square feet and more than
1,000 employees, combined with a general lack of strong market demand in the region for large blocks
of space, has the potential to have a significant negative fiscal impact on the Town of North Andover and
affect the vibrancy and economic activity of the community. By redeveloping the complex to fit current
market needs, adding new residents, and attracting growing businesses,we expect to create additional
jobs, add businesses that serve the community, and generate new tax revenues from the Property. In
particular,the new parking facilities and expanded retail facades will further enhance the West Mill as
part of North Andover's town center.
Parking
This proposal would remove approximately 44,000 square feet of the former Schneider Electric
assembly building in orderto add 120 additional parking spaces to the existing 29 parking spaces around
the existing drop off loop,for a total of 149 parking spaces at the center of the site.This parking area
will be principally accessed from the existing curb cuts on Nigh Street and will include improved
pedestrian and vehicular circulation to the center of the site, additional landscaping, and an expanded
vegetated buffer around the mill pond.The new parking spaces will help attract and better serve office,
retail, and residential tenants in the historic mill buildings.
RCG WEST MILL NA, LLC
Page 2 of 5
RCG has prepared a 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 by the market as new areas are leased to tenants and may in fact be much
less than we have projected—but the projected estimate below is the upper boundary for which RCG is
requesting for approval. Currently,the West Mill has access to a total of 1,038+/-parking spaces.The
existing(previous) use of 383,000 square feet of office has a nonconforming parking requirement of
1,149 spaces (at a ratio of 3 spaces per 1,000 SF). RCG's projected uses would require a maximum of
1,125 spaces,a reduction in the overall requirement from the current condition.The Planning Board has
the authority, by special permit under Sections 18.2.2(d) and 8.1 to reduce the overall parking
requirement for a mixed-use site.
The projected and future parking space needs analysis for West Mill is as follows;
• Proposed New West Mill Center Lot 149
• West Mill Main Lot 436
• Parking in Past Mill Garage(by easement) 417
• Water Street Lot 35
........................ ..................... OEM
Office(General) 383,000 3 1,149
Retail(Grocery) 15,000+/- 6 90
Retail(General/Other) 15,000+/- 3.5 52.5
Restaurant 10,000+/- 15 150
Office(General) 255,000+/- 3 765
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 120 parking spaces. Our proposed site plan includes eleven bike racks to be located near
entries around the site.
RCG WEST MILL NA, LLC
Page 3 of 5
Landscaping
RCG has sought,wherever possible,to expand landscaping opportunities to beautify the campus. Near
the mill pond named Osgood Pond,we are proposing to pull back the proposed paved areas as far from
the wetland buffer as possible to create an attractive amenity for visitors to the site and to benefit the
pond ecology. Within the parking area, a total of approximately 18%of the parking and circulation area
will be devoted to landscaping,which is well in excess of the 5%required under the By Law. We also
propose to plant an additional 4G trees, nearly double the requirement of one tree per six spaces (for a
total of 89 trees including the existing trees that will remain).
Traffic Impact
RCG does not believe that there will be an adverse effect on traffic from the proposed parking lot,
whether or not the former Schneider Electric space remains vacant or is subsequently occupied.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
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, Horsley Witten Group (HWG), have prepared plans and drainage
calculations for the proposed parking lots that present a strategy for managing stormwater flow. It
should be noted that this request encompasses the removal of approximately one acre of an existing
building and replacing it with a parking lot that includes pervious areas, rain gardens, new plantings and
an increased wetland buffer. Overall there should be a strongly positive net impact on light,drainage,
and vegetation on the Property.
The parking lot will primarily consist of bituminous pavement supplemented by decorative pavers. RCG
has worked to improve upon the existing condition and take an environmentally sensitive approach to
the design.A major constraint in the design work, however, has been the presence of two culverts
running through the center of the site under the slab foundation of the existing building. In designing
the proposed parking facilities,we have sought to preserve the slab intact through the middle of the site
in order to protect the existing culvert system. On either side of the culvert,closer to the buildings,we
propose to cut the slab strategically to provide locations for bio swales, new circulation,and other
drainage features. Please see the attached Notice of Intent packet and Drainage Report for more
information.
RCG WEST MILL NA, LLC
Page 4 of 5
i
I
Signage
As part of the facade work around the campus, RCG intends to present a comprehensive sign package
for review with the Planning Board that will include locations for wall signs, blade signs,and }canners
similar in character and style to those at the East Mill.
Request for a Hearing
With regard to the above proposal, RCG requests a hearing on the proposed improvements which we
understand would be on October 21, 2014. Please advise if supplemental information will be necessary
or if you have any questions.
Sincerely,
David Steinbergh
Manager
RCG West Mill NA LLC
Submission Contents:
• Special Permit Application
• Legal Memorandum in Support of Requested Special Permits
• Permitting Plans,signed and stamped by Richard Claytor, PE, dated 9/24/14
o C-1 Cover(Including Locus Plan)
o C-2 Construction Notes
o G-3 Demolition Plan
o C-4 Overall Site Plan
o C-S Site Plan
o C-6 Grading and Drainage Plan
o C-7-10 Construction Details
o C-11 Conceptual Cross Section
o C-12 Landscape Plan
o C-13 Landscape Details
• illustrative Stacking Plan
• Notice of Intent:West Mill Redevelopment Project
• Stormwater Report and Checklist
RCG WEST MILL NA, LLC
Page 5 of 5
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cwuaE Town of North Andover
Office of the Planning Deparlment
Community Development and Scrvices Division
P(978)688-9535 1600 Osgood Street
F(978)688-9542 Building 20,Suite 2-36
North Andover,Massachusetts 01845
Town of North Andover Planning Board
Application for Special Permit
Please type or� Leprint clearly. ,,
Petitioner's Address;�! RLG W-4-. f� .T►rg# o,� ...--
1.Petitioner: CG, e* Wt jJA i-Lc Pero
_Sh lop `�en�, MA a7JL6
Telephone number: -
2.Owners of the Land:
Address:
Number of years of ownership: -7 m cojils
3.Year lot was created:_P0,-11 uQ
4.Description of Proposed Project:
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5.Description of Prep Ises: ,t G
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6.Address of Property Being Affected:
Zoning District:
Assessors Map: .. - 05t+.a Lot#; r9nC�o f
Registry of Deeds:Book#: LW I I Page M 23'2. ___
7.Existing Lot: I
Lot Area(Sq.Ft): t6 M 04 T Building Height: Q94--
Street Frontage: 4[2.`[ Side Setbacks: CIA
Front Setback:. 2 r75f w,tvt Rear Setback: I$'
Floor Area Ratio:, ,_*_— Lot Coverage: _...._--
8.Proposed Lot(if applicable): tJo cA•A'x--,J-e- Prop D--d
Lot Area(Sq.Ft): Building Height:
Street Frontage: Side Setbacks:
BOARD OF APPEALS 638-9541 BUILDING 68R-9545 CONSERVAT[ON 688-9530 HEALTH 6RR-9540 PLANNING 688-9535
Front Setback: Rear Setback:
Floor Area Ratio: .TV2A Lot Coverage: 39
9.Required Lot(as required by Zonin�Bylaw);
Lot Area(Sq.Ft): sa,OWD Building Height: 55 l
Street Frontage: 15b Side Setbacks:'
Front Setback; so' Rear Setback; 36 t
Floor Area Ratio: 0,50 Lot Coverage: 35l.
10.Existing Building(if applicable):
Ground Floor(Sq.Ft.):. 203,%Z #of Floors;
Total Sq.Ft.: 3R34; t Height: fob'
Use: Mx& Type of Construction: attid VAam
11.Proposed Building:
Ground Floor(Sq.Ft.): 1", #of Floors: No OAa
Total Sq.Ft. 3'f 2i abo t Height: o a
Use: fl Qt` j2g(,Ajmj Type of Construction;
12.Has there been a previous application for a Special Permit from the Planning Board on these premises?
Yes If so,when and for what type of construction? t+�k
13.Section of Zoning Bylaw that Special Permit Is Being
Requested_ r g• t i$-� - ,[y•5)
14.Petitioner and Landowner signature(s):
livery application for a Special Permit shall be made on this form,which is the official form of the planning Board.Every application shall
be ftted with the Town Clerk's office.It shall be the responsibility of the petitioner to fttrrtish all supporting doer nentation with this
application.The dated copy ofthis application received by Ehe'l'own Cted:or planting Office does not absolve the applicant from this
responsibility.The petitioner sball be responsible for all expenses for fling 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.
PetitionPSIgna
Print orOwner's
Print or re.
15.Please list title of plans and documents you will be attaching to this application,
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