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Home My WebLink About2015-07-28 Application DTO SP MOD O`K g 4 t 0 ,a•'M6 yw y 11{ 4 '.,,g Ww 4�Y 03 r 014��* Town ot`North Andoveri„ R sac"" Office of the Planning Dcpartni Community Development and Servic t P(978)688-9535 1600 Osgood Street 1<(978)688-9542 Building 20,Suite 2-36 North Andover,Massachusetts 01845 [::=='ro%of Narth Andover Planning f3oardpplication for Special Permit Please type or print clearly, 1.Petitioner:_ 9C& U�es' M%\k O A LLC., (9C&) Petitioner's Address: Gl e 9-C&, L4Z, 0 Lfc0no'S+, SFi 1po,rjt2laa.Qllanl12, MA o2j4+3 Telephone number: 2.Owners of the Land: 5awp- Address: Number of years of ownership: :1 OA rS 3.Year lot was created:. pfy -Icq 010 4.Description of Proposed Project: o �k A c,..j _�Cl�.ilarjI�L,..111%A. �c tr47ts C�CG -(I;(. vo ko i+2 Mr d- .t=lcil wits a6c� n as 5.Description of Premises: I c d w -L ex ffifilae" d MG.K to 6.Address of Property Being Affected: 01-1V..ar ¢ - Zoning District:_ Assessors Map: o5 4.o Lot#: en-ob f Registry of Deeds:Book#:-A,27"1 1 _ Page#: 23 7.Existing Lot: Lot Area(Sq.Ft): N 1 G O aLI z Building Height: 6(� Street Frontage: 1 12-12± Side Setbacks: NIA Front Setback: .475'nnsN Rear Setback: IV' Floor Area Ratio: .a 2 ± Lot Coverage: _N9'Z 8.Proposed Lot(if applicable): 10o c-ti-r-+.u-8.c p,b+o-5.4 Lot Area(Sq.Ft): Building Height: Street Frontage: Side Setbacks: __._.-----------------Ta BOARD OF APPEALS 688-9541 BUILDING 688-9545 CONSERVATION 688-9530 HEALTH 688-9540 PLANNING 688-9535 Front Setback: Rear Setback: Floor Area Ratio: • a-2 Lot Coverage, 38 9.Required Lot(as required by Zoning Bylaw): Lot Area(Sq.Ft): 5bt—We Building Height: 55 t Street Frontage: _15b' Side Setbacks: 20' Front Setback: 30! Rear Setback: 3b r Floor Area Ratio: 0,50 Lot Coverage: _ 3S%. 10.Existing Building(if applicable): Ground Floor(Sq.Ft.): 203t%2- #of Floors: 5� Total Sq.Ft.: 3 ;GM�' Height: fn6 + Use: Type of Construction: ,,, _�',euwt 11,Proposed Building: Ground Floor(Sq.Ft.): 15'g,A4.,L #of Floors:M N o C)A Total Sq.Ft. 5,'f;2 ac(>f Height: bla CAA&- Use; OM", &AnA, 946-0 t,tttz►1 Type of Construction: WD LU 12.Has there been a previous application for a Special Permit from the Planning Board on these premises? 14as If so,when and for what type of construction?. PA.10+ 13.Section of Zoning Bylaw that Special Permit Is Being Requested �t _ 9 $.1 t M, 1 18 , CO 1D•31 - 14.Petitioner and Landowner signature(s): Fvery application for a Special Permit shall be made on this form,which is the official form of the Planning Board.Every application shall be tiled with the Town Clerk's office.It shall be the responsibility of the petitioner to rurish all supporting doctunentation 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. Pefitione ' Signa ^ Print or t pre her ' A-e l a Owner's Print or type name here. 15.Please list title of plans and documents you will be attaching to this application. See atF a Lie d wa+r Ab) -....-...,---- ALA S rftrxido September 26, 2014 ' RCG West Mill NA LLC c/o RCG LLC Town of North Andover, Planning Board 17 lvaloo Street Somerville,MA 02143 Yo 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 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 ©TO 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 order to 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 High 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 2of5 r r 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: �N Y „_..-;. r x..�1:.,,N.+.J`�i':Tr • Proposed New West Mill Center Lot 149 • West Mill Main Lot 436 • Parking in East Mill Garage(by easement) 417 •s{ Water Street Lot 35 ,T.,nTA ,.wn2, � 8it 61ildfll`'4 Office(General) 383,000 3 1,149 *7,. ,-aw' " p N - iZ Im xx ?a- SIM K sxkA,� '� 7, ykk'tJxQ781` r � (1� Use f Pt ►a d;f l sts t$ U Its N R lzko �>,,'S', Retail(Grocery) 15,000+/- b 90 Retail(General/Other) 15,000+/- 3.5 52,5 Restaurant 10,000+/- 15 150 ffResJidential. General) 255,000+/- 3 765 Studio 12 1.25 15 • One-bed 15 1.5 24 • Two-bed 14 2 28 � �, s . .,.oz .�. ti.r.. .� ...,.%? �.,� rO IM a;.T 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 MILT_ NA, LLC Page 3 of 5 f 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 46 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. 5tormwater 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 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 banners 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, D vid 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 C-3 Demolition Plan o C-4 Overall Site Plan o C-5 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 TOWN OF NORTH ANDOVER PLANNING BOARD APPLICANT AND OWNER: RCG WEST MILL NA LLC PROPERTY: HIGH STREET (MAP 54, LOT 1) MEMORANDUM IN SUPPORT OF APPLICATION FOR DOWNTOWN OVERLAY DISTRICT SPECIAL PERMIT (Sections 18.0 and 10.31 of North Andover Zoning Bylaw) I. INTRODUCTION RCG West Mill NA LLC (the "Applicant") is the owner of three parcels of land, collectively comprising 16.67 acres of land, located on the west side of High Street, and commonly known as "West Mill." The Applicant is requesting Planning Board approval of a Downtown Overlay District Special Permit, including certain waivers related thereto via Special Permit, along with a Parking Special Permit, to enable the Applicant to commence the first phase of a multi-phase mixed use redevelopment of the West Mill complex. II. EXISTING CONDITIONS As noted above, the West Mill complex includes three parcels of land, including Parcel One (9.57 acres),Parcel Two (6.80 acres), and Parcel Three (0.30 acres), all located on the west side of High Street, and to the east of the Property is East Mill, as shown as "'Parcel One," "Parcel Two" and ""Parcel Three" on an existing conditions plan entitled "ALTA/ACSM Land Title Survey, Water Street & High Street, North Andover, MA," dated January 27, 2014, prepared by Coneco Engineers (the "Locus PIan The Locus Plan is attached hereto as Exhibit A). 1. Parcel One consists of 422,532 square feet (or 9.57 acres) of land and is designated on the Town Assessor's Maps as Map 54, Lot 1. Parcel One includes an existing series of historic buildings including Building Nos. 5 (18-30 High Street), 6 (14-16 High Street) 7 (4 & 52 High Street), , along with the );Hain mill building known as Building No. 37, 36 (40 High Street), and 14 (50 High Street) consisting of 178,130 s.f. of gross floor area (the Main Building"). A plan depicting the building numbers, building addresses, and proposed uses are located on a so-called "Stacking Plan" attached hereto as Exhibit B. Parcel One also includes a recently improved courtyard area with associated parking and landscaping improvements which was approved by the Planning Board through the issuance of a Site Plan Review Special Permit on April 15, 2014, a copy of which is attached as Exhibit C. Downtown Overlay District and Parking Special Permits Meniorandnnt -- Planning Board 1 2. Parcel Two consists of 296,228 s.f. (or 6.80 acres) of land, is located on the northerly corner of the West Mill complex, and includes an existing parking field, a baseball field, and adjacent open space. 3. Parcel Three consists of 13,213 s.f. (or 0.30 acres) of land, is located on the southerly side of Water Street, and is currently serving as a parking lot. For purposes of this Application, the Property is defined solely as Parcel One located on the west side of High Street (the Property"). The vast majority of the Property is located within the Industrial S (I-S) Zoning District with a small portion of Building No. 5 Iocated within the GB District, and all of Parcel One is located within the Downtown Overlay Zoning District within which proposed multifamily dwelling units of more than 18 units in number are permitted by special permit, but where retail uses of 25,000 s.f. or less as well as office uses are permitted by right, subject to the additional approvals described below. The Applicant has owned the Property since January 24, 2014. III. PROPOSED PROJECT As the preliminary phases of a multi-phased mixed use redevelopment project, the Applicant proposes to undertake the following work: 1. Removal of a portion of Building No. 37 (depicted as Building 37S) which was constructed in the 1990's, and which is located on a 44,000+/- s.f. portion of the Property currently containing 383,000+/- s.f. of total building space of which over 200,000 s.f. is vacant), all as shown on Sheet C-1 (Demolition Plan) on a set of plans, consisting of thirteen (13) sheets, entitled "West Mill Redevelopment Permitting Plan, North Andover, Massachusetts," dated September 25, 2014, prepared for RCG West Mill NA, Inc. by Horsely Witten Group, Inc. (collectively, the "Site Plans") attached hereto as Exhibit D. 2. Redevelopment of the area noted above with new parking, landscaping and stormwater management improvements on Parcel One as depicted on the Site Plans"). 3. Restoration of the north facade portion.of Building No. 5, having an address of 18-30 High Street to restore historic elements of such building. And in turn, restoration of the south facade of the remaining portion of Building 37 (constructed in the early 1990's, and depicted as Building No. 37N) after partial demolition, having an address of 38 High Street. 4. Rehabilitation of interior portions of the existing mill building known as Building No. 7, having an address at 4 High Street, and located at the corner of High Downtown Overlay District and Parking Special Permits Memorandum -- Planning Board 2 and Water Streets, and conversion of approximately 16,000+/- s.f. of currently vacant space of such building into a total of seventeen (17) residential apartment units in two phases (a first, by-right phase of 17 units and a second phase of 25 units (allowed by Special Permit under Section 18.2.9) located on the 2nd, 3rd and Ott'floors (b) the creation of an access bridge from the Water Street sidewalk to a second floor residential lobby in Building No. 5; (c) the conversion of approximately 25,000+/- s.f. of ground, second, and third floor space into commercial office space; (c) the conversion of space into associated common areas; and, (d) minor exterior access improvements, all as depicted on the Stacking Plan, attached hereto as Exhibit B, and the Site Plans attached as Exhibit D all of which shall be known as "West Mill-Phase 1"; 5. Additional rehabilitation of interior portions of the existing mill building known as Building No. 7, having an address at 4 High Street, and located at the corner of High and Water Streets, and conversion of approximately 19,000 s.f. of currently vacant space of such building into: (a) a total of twenty-five (25) residential apartment units(b) the conversion of approximately 20,000 s.f. of vacant space into commercial office space located on 21 d and 3rd floors; (c) the conversion of vacant space into associated common areas; and, (d) minor exterior access improvements, all as depicted on "Stacking Plan", all of which shall be known as "West Mill-Phase 2"; 6. The rehabilitation of interior portions of Building No. 5, including approximately 35,000 s.f. of ground floor retail and/or office uses, along with approximately 3,000 s.f. of vacant mezzanine space into office spaces and associated common areas, all of which shall be known as "West Mill-Phase 3." Collectively, the work described in subparagraphs 1 through 6 above shall be referred to as the "Project." Although the Applicant has owned the site for less than nine months, the Applicant has secured several tenant leases to occupy certain portions of the West Mill site. In connection with the conversion of existing vacant space into mixed uses, and to attract more ground floor retail and office uses, the Applicant has determined that market conditions and tenant demands dictate the need for additional parking areas which are located in close proximity to the new uses. For these reasons, the Applicant is requesting the approval of the parking in accordance with Sections 8.1, 10.31 and Section 18 of the Town of North Andover Zoning Bylaw. IL REQUIRED RLLILF Based upon our preliminary review of the proposed improvements, and after a meeting with the Building Inspector, representatives of the Community Development Downtown overlay District and Parking Speciat Permits Meotorand= -- Manning Board 3 Office and other Town Officials, the Applicant has determined that a Downtown Overlay District Special Permit (Sections 8.1, 18 (including Sections 18.2.9 and 18.7), and Section 10.31 of Zoning Bylaw) is required to be issued by the Planning Board to allow for the modification of parking requirements, the construction of more than 18 multi- family dwelling units within existing buildings, as well as certain design and other waivers allowed under Section 18.7.1 In addition to approvals required from the Planning Board, the Applicant will need to obtain a Certificate to Alter in accordance with the Machine Shop Village Conservation District General Bylaw, and a Wetlands Order of Conditions 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 Public Works. As a result of those meetings and consultations, a number of their recor mendations have been incorporated into the Site Plans. IV. DOWNTOWN OVERLAY DISTRICT SPECIAL PERMIT CRITERIA Sections 18 and 10.31 of the Zoning Bylaw list the criteria by which the Planning Board will evaluate the Project as part of a Downtown Overlay District special permit process. A description of these criteria, and how the Project meets such criteria, are described as follows. Specifically, the Project must comply with all site and design criteria described below unless waived in accordance with Sections 18.6 and 18.7. these criteria are as follows: 18.4 Site and Design Criteria. The site and design criteria vvithir7 this Section shall be applicable to all residential projects greater than three (3) units, rrrixed use acid rmnresidential property. Response: The Applicant acknowledges the applicability of the Site and Design criteria to the Project, except as waived by Special Permit by the Planning Board. 1 We also note that while ordinarily, Site Plan Review would be required for a Project of this scope, Section 18.1 states that "An application for the Downtown Overlay shall be deemed to satisfy the requirements for Site Plan Review as described in Section 8.3." As a result, no Site Plan Review Special Permit is required under Section 8.3 of the Zoning Bylaw. Moreover, while ordinarily the Applicant would seek approval of signage under Section 6.6 of the Zoning Bylaw, the Applicant is seeking a waiver of Section 6.6 to enable the Applicant to propose a signage master plan, all as permitted by Special Permit in accordance with Section 18.7.b of the Zoning Bylaw. Downtown Overlay District and parking Special Permits Memorandum -- planning Board 4 0 i I 18.4.1 Site Access Nezii ct.trb cats on existing pt.iblic zriays shall be iWit artized. To the extent feasible, access to businesses shall be provided through one of the follozi7hig rtretliods: (a) through a corsrnton drim,foay servisig adjacent lots or premises or (b) through an existing side or rear street Huts azroidirig the principal thorottghfar e. Garages doors or loading docks are prohibited on the front facade of any building facing the street. a. Ctirb ct.rts zi4thin tzrto htotdred (200)feet of hitersectioris are subject to site plan rezviezn. b. Curb cats greater titan thirty (30)feet acid driveznay openings greater that tzt7erity (20)feet are subject to a site plan reviezo. Fttll zttidth curb cuts are prohibited. Response: No new curb cuts are being created for the Project. Access shall be provided to the improvements as depicted on the Site Plans. 18.4.2 Parking Requirements The follo7truig criteria are tnchided to er2sttre that item arid renovated off-street parking areas are coristrttcted iri accordance zi*h the Dortmtozi?rz character and the provisions of this bylaw. a. Prrrkiiig areas shall be located to the side and rear of the structure. Parkbig areas shall be designed such that parking is prohibited zt)ithin the required front yard setback. b. Parking areas shall include provisions for the "parking" of bicycles hi bicycle racks iri locations that are safely segregated frotrt atttorarobile traffic and parking. For parking areas of teri (10) or))tore spaces, bicycle racks facilitating locking shall be provided to accotitriaodate one (1) bicycle per tzt)enty (20)parking spaces or fraction thereof. c. Where possible, parking areas shall be interconnected in a ratasiner that allozns the unobstructed flort7 of pedestrians betzwerz businesses arid the parking areas. d. The applicant ratay reduce the iutrrrber arid/or the location of the required parking spaces as described hi Section 8.1 of this Bylazt7. Consideration shay be given to the hours of usage of the proposed use/strt.tch.tre, hot.trs of usage of other uses/str•ttctr.tres zt,ithin the Doznsitozon Overlay District, amount of shared parking zr)ith other ttses, as zuelI as other relevant itzforrstation to assist the grantitzg atttltority in deterratiriir-rg the need for additional parking for rrtotor vehicles. Relief may be granted provided that it is demonstrated that the additional demand for such spaces caai be reasonably rant ztuthottt placing ari ioidite burden on existing facilities already relying ors such spaces trader the follozviaig coriditioris: i. Allozo parking areas to be shared zoith adjoining businesses based tipori having peak rtser deratarids at different times provided that all businesses sharing parking are located on the satire lot. ii. 0ri-street parking spaces Within a radit.ts of tzoo]nuidred (200)feet nray be counted as part of the retlt.tired parking need. iii. Parking spaces on a separate lot or lots Within a raditts of six lutndred (600)feet, trteasttred front the lot line of the principal ttse, may be counted. e. Where such parking abuts a residential district, it shall riot be located zoithiai less thasi five (5)feet of the lot Brie, and a zt?all or fence of solid appearance or a tight evergreen hedge Downtown Overlay District and Parking Special Permits Memorandum -- Planning Board 5 having a heiglrt of rzo less than five (5)feet shall be erected acid rnaintairied betzoeetr such area and file property in the residential district. Response: The Applicant is requesting a waiver from the requirements of these provisions as it relates to the Project since: (1) it is not clear what is considered the side or rear of each building for purposes of Section 18.4.2.a; (2) to apply the requirement under Section 18.4.2.b of at least one bicycle rack per twenty parking spaces for the entire site would require the installation of a total of fifty-eight (58) bicycle racks. Our proposed site plan provides for a minimum of eleven bike racks to be located near entries around the site which exceeds the six required bike racks for the 120 spaces to be added within the area of work; and, (3) since Section 18.4.2.d is different from Section 8.1 but essentially is designed to accomplish what Section 8.1 requires except that in the DTO, Section 8.1 must still be complied with,we are requesting a waiver from Section 18.4.2.d since the Applicant is requesting a Parking Special Permit in accordance with Sections 8.1 and 10.31 to allow for parking to be configured in accordance with the Site Plans. 18.4.3 Pedestrian and Bicycle Circulation Provision for safe arid conveluent pedestrian access slralI be incorporated into plans far rrezo construction of builduigs and parlfbig areas, and should be designed in concert zvitlr landscaping plans noted belortt. Nezv construction should irarProve pedestrian access to buildings, sideWalks and parking areas, and should be co111pleted ntrtlr consideration of safety, handicapped access and visual duality. Where appropriate, applica is are encouraged to provide pedestrian and/or bicycle paths connecting fheir site znitlz abr.tttbig areas in order to promote pedestrian and bicycle circulation arid safety. When parking is Iocated in the rear, pedestrian access via a pedestriarz- oriented alley or zttalkzoay through to the prirliary street is encouraged. Response: As depicted on the Site Plans, safe and convenient pedestrian access has been incorporated into plans for the new construction of parking areas, and has been designed in concert with the landscaping plans. 18.4.4 Landscaping and Appearance Appropriate landscaping arid design slialI be incorporated into nezv acid expanded developrarerit ztritlrin the district. Landscape design plans shall be prepared by a landscape architect, although the perrrritfirzg authority may accept a plan prepared by sorrreom other flrati a landscape architect if it believes the plan tweets the design gi.tidelines rioted below) arid is ill concert znitlr the intent of this regulation. Landscape plans shall shorn the type, size arid location of all proposed plantings. a. Side yards shall be screened or landscaped as follozns: i. Where the distance betzneeri strr.ictures oil adjacent lots is tern (10)feet or less the side yard shall be screened frorn public viezn by a solid fence or tight Iarzdscaping having a heiglrt of rzo less than five (5)feet. A chain link fence shall not be permitted. ii. Where the distance betzneen structures is greater tharx tern (10)feet fire space sliall be appropriately landscaped. Downtown Overlay District and Parking Special Permits Memorandum -- Planning Board b. barge parking areas (e.g. greater than twenty (20) parking spaces) shall be separated by landscaped islands of at least eight (8)feet in zoidth, or in the alternative shall devote at least five (5) percent of the interior of the parking lot to landscaping. In addition, a rnininitun of one (1) shade tree shall be planted for every six (6) parking spaces required or built, within appropriate locations on the Iot(s). The plan shall show the location of plantings, including use of plantings to buffer neighboring properties, and along the street frontage and pedestrian mays. Trees planted within parking areas shall be planted in protected pervious plots of at least sixty (60) square feet of area. Parking areas shall be screened 70ith trees or plantings at least three (3)feet in height. c. A nrinimr.rm of one (1) shade tree shall be planted for every forty (40)feet of street frontage or fraction thereof. Trees may be clustered and should be located behoeen the sidewalk and the curb or in tree Wells installed in the sidezofllk. d. Streetscapes shall be accentuated with benches, planters, and other similar amenities to encourage pedestrian use. e. Any exterior lighting shall be directed dozlwward to reduce glare onto adjacent properties. Response. The type, size and location of all proposed plantings are depicted on the Landscape Plans. Due to the positioning of the existing mill buildings,we are requesting the Board to waive the standards for interior landscaping and shade trees. The iinprovemrtents are proposed to be constructed in accordance with the Site Plans, including the Landscape Plans (Sheet Nos. C-12 and C-13 of the Site Plans). 18.5 Intensity of Use within the Downtown Overlay District. 18.5.1 Location and Distribution of Uses The ground floor of the front facade of a commercial building or a rhnixed use residential/ commercial building shall be occupied by business uses only. When the rear facade faces a harking area, the ground floor shall also be occupied by business uses only, including in the rear of buildings. Response: The proposed redevelopment is designed to include a mix of residential and commercial uses. To the extent that the residential uses on the Water Street level on Building No. 7 are considered ground floor uses,the Applicant is requesting to waive such requirement that there be no ground floor residential uses. 18.5.2 Height To accomplish the purposes of this Section, the Planning Board is authorized to grant a Special Permit to a11070 an increase in the height of structures either in existence, as reconstructed, or as new construction, so that the total height does not exceed forty-five (45)feet or three (3) stories within this overlay district. If any corhstruction of a structure increases theintensity of use over What was previously in existence on the lot, the Planning Board shall allow this increase only upon a f nding that the additional height is consistent With the scale of adjacent structures and is necessary to maintain the area's character. The Planning Board must furtlher find that the Downtown Overlay District and Parking Special Permils Memorandum -- Planning Board 7 relaxation of height Iiiititatiom will not ititei fere or aaegatively iiiipact abutting properties, parti:citla•ly property used or zoned for siiagle fatuity residential purposes. Response: The Applicant proposes no work which would increase the height or stories of existing buildings. Nevertheless, certain existing buildings do exceed 45 feet and/or three stories in height. For this reason,the Applicant requests, consistent with Section 18.7.c, as well as Section 7.4 (Building Height), and Table 2 (Summary of Dimensional Requirements), of the Zoning Bylaws, a waiver from these height provisions as they relate to existing buildings,but such building height and number of stories shall not exceed the height of the existing structures. 18.5.3 Setback ha keeping 7vith the purpose of the Dozmato7vn Overlay District it is recognized that the areas have developed with distinct developiiient patterns to match the traditional needs of the siiiall lots and buildings that have iiiade Dozviitozvii tmigtte. Batildbig setbacks zvithiii the overlay district iiiay allozv establislnitent of average setbacks so that redevelopment acid ne7v development zvill be ill keeping zipith the existing streetscape layotit. To accoiiiplish the purposes of this Section, the Btalding hispector is atithorized to allow a calculation of froW, side and rear setback staiidards for iaew or pre-existing sti-t.tctiires as follows: a. Front, side mid rear btiildbig setbacks shall be calct.ilated as follows: The luaxiliu.urt front aiid street-side bttilding setback imy riot exceed the average front yard depth of the dearest two (2) lots oil both sides of the subject lot or ten (10)feet, whichever is less. i. If one or store of the Iots regttired to be tnchided iii the averaging calcidatioia is vacant, st.tch vacant lot(s) will be deemed to have a yard depth of zero feet. ii. Lots fronting a street other thati the subject lot or separated froiai the stibject lot by a street or alley iiiay not be tised ill the coiiipidbig average. iii. Wheii the stibject lot is a corner lot, the average setback will be cottiputed oil. the basis of the two (2) adjacent lots that front on the salaie street as the stibject lot. iv. Wheii the stibject lot abtits a corner lot fronting on the saute street, the average setback will be coiaipiited oil the basis of[lie abutting corner lot aiid the clearest two (2) lots that fi-oia.t on the saiiie street as the stibject lot. b. The following exceptions to the iiiaxiintiiii frotzt aiid street side bliddhig setbacks apply: i. A portioii of the bi.tilding iiiay be set back frorii the iiiaxiiiaou setback line i.i2 order to provide air articulated far ace, 7viiidort1 box, haizging sign, aiviibig or iatargt.tee, or I to accoiiiiiiodate a btiddiiig entraiice featitre, provided that the total area of the space created iintst not exceed one (1) sgttare foot for every linear foot of bi.tilding froiitage. ii. A bttilding iiiay be set back farther tlraia the iitaxttntiiai setback in order to accoitiiiiodate ata outdoor eatiaag area. In order to preserve the contiiutity of the streetzvall, the bttilding iiiay be set back iio more than twelve (12)feet froiar the frotzt or street side property line or at least forty (40) percent of[lie bitildiiig fapide must be located at the triaxiiiiiiiii setback line. Response: The Applicant is not proposing to construct new buildings. Nevertheless, existing buildings may not comply with the requirements above, or in the underlying Downtown Overlay District and Parking Special Permits Memorandum -- Planning Board zoning district pursuant to Section 7.2 (Setbacks) and Table 2 (Summary of Dimensional Requirements), and for that reason, the Applicant requests a waiver from the minimum and maximum setback requirements for existing buildings. 18.5.4 Orientation Buildings shall be oriented parallel v4th the front setback tine to establish mid preserve a consistent building litre, znith prirttary erttrartces oriented torttard the street. The front facade of a principal building shall face onto a public street acid trot toimrds a parlcirzg lot. Response: Since this provision does not identify the appropriate front setback to apply to a corner lot, it is not clear that the Applicant complies with this provision. For this reason,the Applicant is requesting a waiver from this provision as it relates to the existing buildings at the Property. 18.5.5 Articulation Large expanses of Nat& malls are prohibited. A single building ztrith a zoidth of trrore than sixty (60)feet facing a street line or a pr.tblic or tuttriicipal parking area shall be divided vist.rally into st.tb-elerrrents Which, ztyhere appropriate, express the functional diversity aiithht the building. Major articulations shall be spaced no farther apart than tzi�erhy five (25) percent of the building length at street level. The articttlatioti of a facade oti a building shall be continued on all sides visible frortr a public street or courtyard. Response: To the extent the Board determines the Applicant does not comply with this subsection,the Applicant requests a waiver of the same with regard to existing buildings. 18.5.6 Transparency The hitent of these transparency standards is to trtahitahi a sense of vist.tal cotxtilutity and provide interest for pedestrians by eristtring that the solid-to-void ratio (tire percentage of glass to solid wall sta face that is t.ised o)i a bttilditig face) appears similar to that seen in traditional store froths. a. A rrtiiihinoit of sixty (60) percent of the street facing building facade betzwetz hoo (2) feet raid eight (8)feet hi height ratttst be comprised of clear itfindortis that allortt viezr)s of indoor nonresidential space or product display areas. b. The bottom edge of any ztiitzdozn or product display it)itidort) used to satisfy the transparency staizdard of paragraph (a) above tatay not be nrore tharz three (3)feet above the adjacent sideittalk. c. Prodtict display ztlindort)s used to satisfy these regtdretateths ratust have a rrtiiiirrtt.rrri height of four (4)feet acid be internally lit. Response: Applicant is requesting waiver from this provision as it relates to the existing buildings. t o. Downtown Overlay District and Parking Special Permits Memorandum -- Planning Board 9 18.5.7 Doors and Entrances a. Bitildhigs i)itist have a priruary entrance door facing a pt.iblic sidezmlk. Entrances at biilding corners stay be itsed to satisfy this regttireiiteiit. b. Building eiihmices iiiay hiclt.ide doors to hidividtial shops or businesses, lobby eiitraiices, entrances to pedestriaii-orietited plazas, or cotirtyard etitraiices to a cluster of shops or btisinesses. c. The iiiahi bitsiness eiitraiice to each ground floor bi.tsitiess shall be accentuated by larger doors, signs, roof overhangs, hooded front door, canopy or sttttilar iiieans. d. Where a bttildhig has a sheet frontage greater than oiie hividred (100)feet, doors iinist be placed an average of oiie door every fifty (50)feet of frontage. Response: Waived to the extent that doors on existing buildings are not placed an average of one door every fifty (50) feet of frontage. 18.5.8 Utilities Underground utilities for new and redeveloped building may be required unless physically restricted or blocked by existing underground obstructions. Response: The Applicant complies with this requirement. 18.6 Special Permit Standards and Criteria In addition to the specific criteria regarding the grant of a special permit contained in Section 10.31 of this bylaw, the Planning Board shall issue a special permit only after consideration of the following: a. Impact on the neighborhood visual character, including architectural design, views and vistas; and b. Degree to which the proposed use will share an access driveway and/or parking with an adjacent use and avoids new curb cuts. Response: The Project complies with the criteria under Section 18.6 as the proposed improvements will enhance the neighborhood visual character, and enhance views and vistas since the razing of Building 37N will open up a view of Osgood Pond from High Street, and since no new driveways are proposed onto High Street, the existing and proposed uses will continue to share access driveways and parking. 18.7 Waivers: Where it caii be deiiioiistrated to the Plaiiiihig Board, as the Special Pertttit Granting Aidhority, that the follovdiig zmivers are consistent With one or iiioie of the purposes of this District, as deftned iii Section 18.0, zwtdd enhance or facilitate the plaiming, design, and/or layout of existing or iiezir stritchires or t.ises periiiitted u4thin the District, aiid vnotdd iiot interfere or negatively iinpact obtittzng properties, the Plaimhig Board iiiay grant those imivers: Downtown overlay district and Parking Special Permits Memorandum -- Planning Board 10 a. Waivers of limited dimensional, design., or other criteria set forth in Sections 18.3 throt.tgh 1&6 of the Doi(ontozon Overlay District; b. Waivers of other hi nited dimensional, design, density, or other criteria tinder the Zoning Bylazi). c. Notznithstanding anything to the contrary in the Zoning Bylam no v7aiver shall be granted for btcilding height in excess of the bttilding height existing on the parcel as of the date of the adoption of this ainendnrent, or forfIoor area ratio in excess of 2.0. d. The Planning Board's authority to grant waivers as described herein shall expire t?oo (2) years after the date of adoption of this Section 18.7. Response: The comprehensive list of requested waivers is attached hereto as Exhibit E. For the following reasons,the Applicant feels the proposed Project,if granted the requested waivers, are consistent with one or more of the purposes of this District, enhance or facilitate the planning, design, and/or layout of existing or new structures or uses permitted within the District, and do not interfere or negatively impact abutting properties. More specifically,the Project is consistent with the objectives of the Downtown Overlay District articulated under Section 18.0 in that: 1. the Project encourages a diverse mix of residential, business, commercial, and other uses for workers,visitors, and residents by developing residential uses in appropriate settings designed to create a more vibrant area in a mill village setting; 2. Encourage mixed uses within the same structure, as evidenced by the proposed mixed uses proposed for Building No. 7, . 3. encourages the creation of first floor retail space by expanding parking opportunities in close proximity to the proposed retail arewas; 4. encourages a pedestrian and bicycle friendly environment by the installation of bike racks and interconnected walkways and driveways so that commercial enterprises and consumer services do not rely on automobile traffic to bring consumers into the area; 5. the Project permits uses that promote conversion of existing vacant building space in a manner that maintains and enhances the visual character and architectural scale of existing buildings within the district; 6. Minimizes visual and functional conflicts between residential and nonresidential uses within and abutting the district by locating residential uses along a primarily residential street (Water Street) but is integrated between commercial uses at West and East Mill, as well as the downtown Main Street area, 7. the Project's proposed re- use of existing buildings allow for more compact development than may be permitted in other zoning districts to reduce the impacts of sprawl; 8. the Project promotes more efficient and economical parking facilities by locating new parking in an area where demand would be greatest for retail and other uses; 9. the project encourage uses that minimize noise and congestion, given that improvements will be undertaken in the central location of West Mill, surrounded by existing buildings, and that any other proposed major work is generally confined within or adjacent to existing buildings; and,10. the Project consists of one of several phases which will Downlown Overlay District and Parking Special Permits Memorandum -- Planning Board 11 allow for an appropriate density of land uses and people to support a vibrant downtown both along Main Street as well as within the West Mill and East Mill complexes. Moreover, as discussed with the PIanning Board earlier this year,the Downtown Overlay District was one which was geared toward the smaller buildings and lots located primarily along the Main Street Downtown area, and as a result, required the flexibility needed to facilitate its application to West Mill, To this end, we feel the requested waivers and reasons therefore as outlined herein serve to enhance or facilitate the planning, design, and/or layout of existing structures or uses permitted within the District. Lastly,for the reasons above, such waivers do not interfere or negatively impact abutting properties, and in fact, serve to preserve existing buildings , V. PARKING SPECIAL PERMIT CRITERIA (Section 8.1) The Applicant proposes parking which both meets the current and future needs of the uses of 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 and depicted on the parking chart below, the proposed project would provide a total of 1,037 parking spaces where 1,149 spaces would be required in accordance with the Section 8.1(4)("Table of Off-Street Parking") under the most intensive uses proposed. Accordingly, the Applicant requests a Parking Special Permit resulting in a reduction of 112 parking spaces (i.e., to 1,037) is appropriate given the varying peak demands of the various uses on the Property, the elimination of 40,000 s.f. of building area to enable the Applicant to build the 120 additional parking spaces, and the fact that the Schneider Electric space (200,000 s.f.)is vacant, the proposed parking reduction 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. The projected and future parking space needs analysis for West Mill is as follows: Pad do A,vatlable .. • Proposed New West Mill Center Lot 149 • West Mill Main Lot 436 • Parking in East Mill Garage(by easement) 417 • Water Street Lot 35 TOTAL J;037 Rate{lei 1,tlOQ SF or Use(C�€sting) Basis{SF a Units) Nuniher er irrit Office(General) 383,000 3 1,149 Downtown Overlay District and Parking Special Pertttits Memorandum -- Planting Board 12 Rste(pek 1,000 SF of ? Ilse(Proposed) Basis(SF of U�Yts) Numbea ea°[ini.t 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 TOTA L" 1,125 Specifically, as further depicted on the Site Plans, the proposed parking spaces and maneuvering aisles will meet the minimum dimensional standards described in Section 8.1.5 of the Zoning Bylaw, and will comply with standards for: vehicular and pedestrian circulation; driveway egress points; surfacing, drainage and curbing; loading; and, lighting. As noted above, the Applicant is requesting relief from certain parking standards as authorized under Section 8.1.8 of the Zoning Bylaw, and described below: (1) Modification of Parking/Loading Area Design Standards (Section 8.1.8.b) Section 8.1.8.b of the Zoning Bylaw provides that :where the design of a parking lot, loading area or aisle width differs from the provisions of Sections 8.1.5 or other parking provisions in this Zoning Bylaw, provided such design is prepared by .....a certified professional engineer, architect or landscape architect in the case of a parking lot. Modification of parking design standards may be permitted to allow "Tandem Parking" (defined as two parking spaces placed one behind another in single file) on a temporary basis for purposes including but not limited to valet parking for restaurant uses, for employee parking, or other purposes upon such terms and conditions as may be acceptable to the Planning Board. The Applicant is requesting the Board to approve a 24-foot two-way drive aisle for 90 degree parking where 25 feet in width is required, and to permit a 9-foot by 20-foot parallel parking spaces where 9-foot by 22-foot parking spaces are required, and approve the parking layout as depicted on the Site Plans. Accordingly, the Applicant is requesting the Board's approval of modified parking /loading design standards, and that such standards approved would be those as depicted on the Site Plans. Downtown Overlay District and Parking Special PCrFttitS Me1110ralIdIml -- Pl-anning Board 13 (2) Common Parking Areas and Multiple Use Facilities Section 8.1.8 e The Project will involve a combination of retail, restaurant and office and residential uses on the Property, and many of the uses will have varying peak parking demand. Based upon its experience with both East Mill and other mixed use properties it has owned, the Applicant has determined that the hours, days, or peak parking or loading demand for the uses are so different that the proposed number of Project spaces will provide adequately for all uses or activities served by the parking facility, and the location of the parking facility in relation to the uses proposed to be served by it is appropriate. (3) Reduction in Parking (Section 8.1.8( � In addition to the comments noted above, the Applicant is proposing to reduce the number of parking spaces by 112 spaces, representing a 9.75% reduction of the total number of spaces otherwise required under the Table of Parking Requirements in Section 8.1.4 where up to a 35% reduction is allowed. Based upon the projected parking usage and other information contained herein, the Applicant feels that such Iesser amount of parking spaces is justified. Moreover, 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. (4) Modification of Screening and Landscaping Requirements for Off-Street Parking (Section 8.1.81) Section 8.1.81 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, the Applicant is requesting a waiver from the screening and landscaping requirements of Section 8.4. As noted above, the Applicant is proposing new landscaping and other improvements as depicted in the Landscape Plans. Such landscaping is intended to complement the proposed parking improvements proposed for the Property, and given that no new buildings are being created, the Applicant feels that such landscaping proposed without the screening, landscaping and other criteria set forth under Section 8.4,would be enhanced without detriment to the surrounding neighborhood. Accordingly, based upon foregoing, the proposed parking adjustments identified above will not cause detriment to the surrounding neighborhood through increased traffic volumes,will not result in increased congestion or queuing since circulation will be enhanced through shared parking and access points, and will actually improve on- site and off-site traffic patterns and access to the Property and will not result in any Downtown Overlay District and Parking Special Permits Memorandum Planning Board 14 unsafe conflict of motor vehicle and pedestrian traffic. For these reasons, the Applicant respectfully requests the Planning Board to vote to approve these parking and access adjustments described above, and depicted on the Site Plans as part of its Site Plan Review Decision. VI. 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 a mixed use redevelopment Project within the Downtown Overlay District, the site is an appropriate location for the proposed Project. The site design compliments the surrounding uses, preserves important historical building elements and the historic nature of the District, 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, landscaping, and uses 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, and the requested waivers in connection with the Downtown Overlay District serve to maintain the historic nature of the District. b. Social, economic, or community needs which are served by the proposal. As noted above, the proposed Project will provide for mixed uses and parking required for such mixed uses 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. Downtown Overlay District and Parking Special Permits Memorandum -- Planning Board 15 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. Stormwater management facilities will provide adequate treatment of stormwater in accordance with applicable requirements. Utilities currently located at West Mill are adequate to serve the Project. 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 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 by attracting additional retail and other users and their patrons to West Mill. 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 1-listoic 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. Downtown overlay District and Parking Special Permits Men70Tanduni -- Planning Board 16 VII. 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, 18 and 10.31 of the North Andover Zoning Bylaw, and grant the Applicant's request for a Special Permit for the Downtown Overlay District (including the requested waivers and multifamily use in excess of 18 unit) as outlined herein, as well as a Parking Special Permit. Respectfully submitted, RCG West Mill NA LLC By its attorneys, John T. Smolak, Esq. Smolak & Vaughan LLP East Mill, 21 High Street, Suite 301 North Andover, Massachusetts 01845 Tel. 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N� ,wi °P a„°.W ' .°.azow°vaaw:wa�.,,w,w•-1°aa'IN�wwn IPl4aP �o Gpav wog `/`�, WIo•V�iaauu vl Plau Puo li.ad'Penw]Ihraal5 i.'.e.m M bpw�Gx�VeG'yn4•b +�i9G ery e v 1'0i u w e vaedv C�w^0 S�NVK•/ lb]X. l a a,e c,wW,a w, waeo•faPl'9L P QP�1 v.'�!a^I , - .x wwo•w �a��p�i o�tie•.pl�>naW�l au�ee1 wneV v�n•0.r 3 fobewo]w anJw 5n0'•'° '•a' �P,b�o•.a,r 'GG:I•w I ,,,;o°°O.e,a.�w..lw;:e"w;�wawG�x i�.e Z aN01103S e 3- 103NOS ; EXHIBIT B Stacking Plan Downtown Overlay District and Parking Special Permits Memorandum -- Planning Board 19 Stacking Table of Proposed Uses Converse; jy _ Future Office Flex Future ��\\�� {38 High} ,\\� `T. \\ \ Building 36 ` \\ \\ \�\ \ Building 14 Office Retail "`\�` \��\`��O�O� ��` \,\ \\� \\ 1 �� \�� \\�\ (�o High} Residential vv\\ vv y o ( Hight Phase I (17 units) \\ \\ Building 37S � - (To be demolished) \ _ Vj 11� \\ � Resldent101 Phase II (25 units) Office y �yOffice - Phase I Phase 11 (25,000 SF) (20,000 SF) EXHIBIT C Site Plan Review Special Permit Downtown Overlay District and Parking Special Permits Memorandum -- Planning Board 20 00 R Tty .3 � �¢ toni3uiewran 4' �9 A°4n'reo CHU�'�� PLANNING DEPAR TMI+1NT Community Development Division 1600 Osgood Street North Andover,Massachusetts,01845 SITE PLAN REVIEW DECISION Any appeal shall be filed within(20)days after the date of filing this notice in the office of the Town Cleric. Date: April 15,2014 Date of Hearing: April 15, 2014 Date of Decision: April 15, 2014 Petition of: RCG LLC,on behalf of RCG West Mill NA LLC 171valoo Street, Smite 100 Somerville,MA 02143 Premises Affected: 4 High Street,Assessors Map 054.0,Lot 000E Referring to the above petition for a Site Plan Special Permit, from the requirements of the Nortli Andover Zoning Bylaw,Sections 8.1,8.3, 10.3, 10.31,and 18. So as to allow the creation of an additional 30 barking spaces within an existing parking area,with associated landscaping and storm water management within the Downtown Overlay District. After a public Bearing given on the above date, and upon a motion by R. Rowen and 2nd by D, Kellogg to APPROVE the Site Plan Special Permit as amended and based upon the following conditions.Vote was 5-- 0 in favor of the application. O ehalf of the North rdover Planning Board 7o in Simons Richard Rowen Dave Kellogg Dora McSherry Lynne Rudnicki 1 4 High St. Map 54,Parcel I Site Plan Special Permit—30 additional parking spaces The Planning Board herein APPROVES the Site Plan Special Permit to allow creation of an additional 30 parking spaces within an existing parking area, with associated landscaping and storin water management within the Downtown Overlay District. The project is located at 4 High Street, North Andover, Massachusetts, 01845,Assessors Map 054.0, Parcel 0001 within the Industrial-S (IS) and General Business (GB) Zoning District. The parcel totals approximately 416,904 sq. ft, with frontage on High Strect. This Special Permit was requested by.RCG LLC, on behalf of RCG West Mill NA LLC, 17 Ivaloo Street, Suite 100,Somerville,Ma 02143. The application was filed with the Planning Board on or about March 17,2014. The public hearing on the above referenced application was opened oil April 15, 2014, and closed by the North Andover Planning Board on April 15, 2014. The applicant submitted a complete application,which was noticed and reviewed in accordance with Section 8.1, 8.3, 10.3, 10.31, and 18 of the Town of North Andover Zoning Bylaw and MGL C.40A,Sec.9. Tire Planning Board makes the following findings as required by the North Andover Zoning Bylaws Section 8.1,8.3, 10.3, 10.31 and 18: FINDINGS OF IF, 1) The specific site is an appropriate location for the project as it is an expansion to an existing parking area within the Downtown Overlay District. The additional parking spaces will be added, along with bio-retention areas for stormwater management, within the footprint of the existing parking area, resulting in no increase in impervious surface. 2) Based on input received from both the Planning; Board and the Planning Board's stormwater management consultant, the applicant is providing for a substantial storinwator management benefit for both volume and flow of stormwater from the existing parking lot, thus complying with Massachusetts Stormwater Standards, as well as the Planning Board's Site Plan Review standards. The existing stormwater runoff flows directly into a piped drainage system, whereas the proposed change will provide both treatment and attenuation through the use of stormwater BMPs described below. 3) Runoff from the parking area will be directed towards five bio-retentionlrain gardens that will be located within the existing parking lot. The rain gardens will provide pre-treatment for stormwater and will result in a decrease in runoff to the existing underground piped system. The rain gardens will contain 3 feet of soil rnedium to allow for flow attenuation and TSS removal. A broaderested weir and an overflow inlet will provide for overflow protection. 4) The new parking areas will be created using pervious concrete unit pavers on a sand setting bed. The new parking spaces will be graded to drain away from the existing driveway, draining to a low point within the parking area. Adjacent to this low point is a break in the granite curbing which will allow stormwater to travel across a pea stone strip and then across a sod filter strip to a bio-retention area described in item 43. 5) The existing landscaping, which consists of several mature trees, will be maintained as much as possible. New landscaping will be provided in addition to the rain gardens that are to be uistalled for stormwater management. 6) The use as developed will not adversely affect the neighborhood as the existing parking lot and associated buildings are in the Downtown Overlay District. 2 4 High St. Map 54,Parcel 1 Site Plan Special Permit—30 additional parking spaces 7) 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 all expansion of all existing parking area. 8) Finally the Planning Board finds that this project generally complies with the Town of North Andover Zoning Bylaw requirements as listed in Section 8.3.5, but requires conditions in order to be fully ill compliance. The Planning Board hereby grants an approval to the applicant provided the following conditions are met and also grants the following waivers from Section 8A Screening and Landscaping for Off Street Commercial and Industrial Districts: WAVERS The Planning Board grants the following waivers from section 8.4.2 and Section 8.4.3 of the Town of North Andover Zoning Bylaw: A) The Board grants a waiver from the requirement in section 8.4.2 to provide a strip of land at least six(6)feet wide(may be part of required yard setbacks)with trees or shrubs densely planted,to create at least an impervious screen,at least four(4)feet high at the time of planting and which are of a type that may be commonly expected to form a year round impervious screen at least five(5)feet high within three years. B) The Board also grants a waiver from the requirement in section 8.4.3 to provide a wall or fence of uniform appearance at least five(5)feet high above finished grade will be allowed. Such a wall and/or fence may be perforated,provided that not more than 25%of the face is open. 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 be enhanced without detriment to the surrounding neighborhood. DEFINITIONS 1) Permit Definitions: A) The"Locus"or"Site"refers to the 416,904 sq, ft.parcel of land with land fronting:on High Street as shown on Assessors Map 54, Parcel 1, and also known as 4 High Street, North Andover, Massachusetts. B) The "Plans" refer to the plans prepared by Design Consultants, Inc., 120 Middlesex Ave., Suite 20, Somerville, Ma 02145, Pages CLO-05.0., dated March 14,2014, updated oil 3/21/14, 4/7/14 and 4/8/14,consisting of Six(6) Sheets. , C) The "Project" refers to the creation of an additional 30 parking spaces within an existing parking area, with associated landscaping and storm water management within the Downtown Overlay District. D) .The"Applicant"refers to RCG LLC, on behalf of RCG West Mill NA LLC,the applicant for the Special Permit, its successors and assigns. E) !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. 3 4 High St. Map 54,Parcel l Site Plan Special Permit—30 additional parking spaces SPECIAL CONDITIONS: 1) PRIOR TO THE START OIL SITE WORD OR CONSTRUCTION 1 A) Three(3)copies of the signed,recorded plans must be delivered to the Planning Department. B) One certified copy of the recorded decision must be submitted to the Planning Department. C) One copy of any decision rendered by the North Andover Conservation Commission. D) A detailed construction schedule shall be submitted to the Planning Staff for the purpose of tracking the construction and informing the public of anticipated activities on the site. 2) PRIOR TO ANY CONSTRUCTION OR A SITE WORK A) A bond in the amount of five thousand dollars ($5,000.00) shall be posted for the purpose of insuring that the site is constructed in accordance with the approved plant and that a final as-built plan is provided, showing the location of all on-site structures and stormwater management improvements. This bond shall be in the form of a check made out to tine Town of North Andover. This check will then be deposited into an interest bearing bond account. 13) An Operations and Maintenance Plan will be provided which will detail tine maintenance of the rain gardens and of the permeable pavers. The O&M plan will include the following: a. Period cleaning of catch basins and the drainage overflow tank b. Maintenance of pervious pavers,periodic vacuum sweeping and/or low pressure washing and filling in the aggregate as necessary C) All applicable erosion control measures must be in place and reviewed and approved by tine Planning Department. D) The applicant shall designate an independent construction monitor who shall be chosen in consultation with the Planning and Conservation Departments. The monitor will oversee the construction of the parking lot and all stormwater management facilities to ensure that the systernn is built according to the plan. The construction monitor must be available upon four (4) hours notice to inspect the site with the Planning Board designated official. The construction monitor shall make weekly inspections of the project and file monthly reports to the Planning Board throughout the duration of the project. The monthly reports shall detail area of non-compliance, if any,and actions taken to resolve these issues. H) 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 cutting and or clearing on site. All existing trees that will remain in the Iandscaped area are to be marked prior to the pre-construction meeting. F) A pre-construction meeting must be held with the developer,thew construction employees,Planning Department,and other applicable departments,to discuss the construction schedule. 4 4 Iligh St. Map 54,Parcel 1 Site Plan Special Permit—30 additional parking spaces 3) DURING CONSTRUCTION A) Dust mitigation must be performed weekly, or more frequently as directed by the Town Planner, throughout the construction process. B) Any stockpiling of materials (dirt, wood, construction material, etc.) must be shown on a plan and reviewed and approved by the Planning Staff. Any approved piles must remain covered at all times and fenced off to minimize any dust problems that may occur with adjacent properties. C) It shall be the responsibility of the developer to assure that no erosion from the construction site shall occur which will cause deposition of soil or sediment upon adjacent properties or public ways, except as normally ancillary to off-site construction, Off-site erosion will be a basis for the Planning Board making a finding that the project is not in compliance with the plan; provided, however, that the Planning Board shall give the developer written notice of any such finding and ten days to cure said condition. 4) PRIOR TO A CERTIFICATE OF OCCUPANCY A) The applicant must subinit a letter from the architect and engineer of the project stating that the, landscaping and site layout substantially complies with the plans references[ at the end of this decision as endorsed by the Planning Board. Alternatively,the applicant and/or property owner may provide a bond, determined by the Planning Board, to cover the full amount of the Iandscaping materials and installation if weather conditions do not permit the completion of the landscaping prior to the use of the building. B) All stormwater structures shall be cleaned, in accordance with the approved Stormwater Operation&Maintenance Plan. 5) PRIOR TO THE FINAL RELEASE OF ALL SECURITY AND ESCROWED FUNDS A) The Planning Staff shall review the site. Any screening as may be reasonably required by the Plamiing Staff will be added at the Project Owner's expense. B) A final as-built plan showing final topography, the location of all on-site utilities,s(ructures,curb cuts, parking spaces and drainage facilities, including invert elevations of all stormwater structures, must be submitted to the Planning Department. This as-built plan shall be submitted to the Town Planner for approval and most be provided in paper form as well as in SDF (Standard Digital bile) format. The applicant must also submit a letter from the architect and engineer of the project stating that the, landscaping and site layout substantially complies with the plans referenced at the end of this decision as endorsed by the Planning Board, C) The Planning Board must by a majority vote make a fording that the site is in conformance with the approved plan. G) GENERAL CONDITIONS A) The contractor shall contact Dig Safe at least 72 hours prior to commencing any excavation. S i 4 High St. Map 54,Parcel I Site Plan Special Permit---30 additional parking spaces B) Gas, Telephone, Cable and Electric utilities shall be installed underground as specified by the respective utility companies. C) The hours for construction shall be limited to between 7:00 a.m. and 5:00 p.m. Monday through Friday and between 8:00 a.m. and 5:00 p.m. on Saturday. D) No open burning shall be done except as is permitted during burning season under the Fire Department regulations. E) 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. F) Any action by a Town Board, Commission, or Department, which requires changes in the plan or design of the building, as presented to the Planning Board, may be subject to modification by the Planning Board. G) Any revisions shall be submitted to the Town Planner for review. If these revisions are deemed substantial,the developer must submit revised plans to the Planning Board for approval. H) This Special Permit approval shall be deemed to have lapsed after April 15,2016(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. For purposes of this development,the developer shall be deemed to have undertaken substantial use or construction if the developer has begun site grading and tree clearing as noted on the Permit Site Plan. 1) The following information shall be deerned part of the decision: Plan Sheets: C1.0-05.0(6 sheets) Prepared for: RCG LLC,on behalf of RCG West Mill NA LLC 171valoo Street, Suite 100 Somerville,Ma 02143 Prepared by: Design Consultants,Inc. 120 Middlesex Avenue,Suite 20 Somerville,Ma 02145 Date: March 14,2014,revised 3/21/14,4/7/14 and 4/8/14 Sheets: C1.0,C1.1, C2.0,C3.0,C4.0,C5.0 cc: Town Departments Applicant Engineer Abutters Assessor i 3 6 1 I I EXHIBIT D Site Plans 3 I f Downtown Overlay District and Parking Special Permits Memorandum -- Planning Board 21 EXHIBIT E Requested Waivers under Section 18 Downtown Overlay District and Parking Special Permits Memorandnnn -- Planning Board 22 RCG WEST MILL NA, LLC September 26, 2014 LIST OF WAIVERS §8.1.5 8.1.5 Design Standards Proposed plan has 8'x20' parallel parking spaces and All required parking areas shall have minimum dimensions as 24'two-way drive aisles for 90-degree parking. follows: Waive the minimum required design standards and a. Dimensions of Parking Spaces and Maneuvering Aisles approve the site plan as proposed. On any lot in any district, parking spaces and maneuvering aisles shall have the minimum dimensions set for the in the following table and Section 8., unless specifically stated elsewhere in this Bylaw and/or as modified upon the recommendation of the Planning Board. • Parallel parking: 8'x22' with 12' one-way drive aisles • 90-degree parking: 9'x18'with 25'two-way drive aisles §18.5.1 18.5.1 Location and Distribution of Uses To the extent that the residential uses on the Water The ground floor of the front fagade of a commercial building or a Street level on Building No. 7 are considered ground mixed use residential/commercial building shall be occupied by floor uses, waive such requirement that there be no business uses only. When the rear facade faces a parking area,the ground floor residential uses. Approve as proposed. ground floor shall also be occupied by business uses only, including in the rear of buildings. 1 RCG WEST MILL NA, LLC September 26, 2014 C 3 > i §18.5.2; 7.4&Fable 2; 18.5.2 Height Waive height and number of stories provisions as (Summary of Dimensional To accomplish the purposes of this Section,the Planning Board is they relate to existing buildings, but such building Requirements) authorized to grant a Special Permit to allow an increase in the height and number of stories shall not exceed the height of structures either in existence, as reconstructed, or as new height and number of stories of the existing construction, so that the total height does not exceed forty-five (45) structures. feet or three (3) stories within this overlay district. If any construction of a structure increases the intensity of use over what was previously in existence on the lot,the Planning Board shall allow this increase only upon a finding that the additional height is consistent with the scale of adjacent structures and is necessary to maintain the area's character.The Planning Board must further find that the relaxation of height limitations will not interfere or negatively impact abutting properties, particularly property used or zoned for single-family residential purposes. 7.4 Building Heights Maximum heights of buildings and structures shall be as set forth in Table 2.The foregoing limitations of height in feet in the designated zoning districts shall not apply to: 1. Farm buildings on farms of not less than ten (10) acres. 2. Nor shall they apply to chimneys,ventilators, skylights,tanks, bulkheads, penthouses, processing towers, and other accessory structural features usually erected at a height greater than the main roofs of any buildings. 3. Nor to domes, bell towers, or spires of churches or other buildings, provided all features are in no way used for living purposes. 4.And further provided that no such structural feature of any non- manufacturing building shall exceed a height of sixty five (65)feet from the ground. 5. Nor of a manufacturing building a height of eighty five (85)feet from the ground, or pharmaceutical manufacturing silo having a height of one hundred-fifteen (115)feet from the ground. TABLE 2,SUMMARY OF DIMENSIUONAL REQUIREMENTS Maximum Height of 55 Feet RCG WEST MILL NA, LLC September 26, 2014 18.5.3; 7.2 (Setbacks)and 18.5.3 Setback Waive the setback requirements for existing Table 2 (Summary of In keeping with the purpose of the Downtown Overlay District it is buildings to those setbacks of existing buildings Dimensional recognized that the areas have developed with distinct development depicted on the Site Plans. Requirements) patterns to match the traditional needs of the small lots and buildings that have made Downtown unique. Building setbacks within the overlay district may allow establishment of average setbacks so that redevelopment and new development will be in keeping with the existing streetscape layout.To accomplish the purposes of this Section,the Building Inspector is authorized to allow a calculation of front, side and rear setback standards for new or pre-existing structures as follows: a. Front, side and rear building setbacks shall be calculated as follows:The maximum front and street-side building setback may not exceed the average front yard depth of the nearest two (2) lots on both sides of the subject lot or ten (10)feet,whichever is less. i. If one or more of the lots required to be included in the averaging calculation is vacant, such vacant lot(s) will be deemed to have a yard depth of zero feet. ii. Lots fronting a street other than the subject lot or separated from the subject lot by a street or alley may not be used in the computing average. Hi. When the subject lot is a corner lot,the average setback will be computed on the basis of the two (2) adjacent lots that front on the same street as the subject lot. iv. When the subject lot abuts a corner lot fronting on the same street,the average setback will be computed on the basis of the abutting corner lot and the nearest two (2) lots that front on the same street as the subject lot. b. The following exceptions to the maximum front and street side building setbacks apply: i. A portion of the building may be set back from the maximum setback line in order to provide an articulated facade,window box, hanging sign, awning or marquee, or to accommodate a building entrance feature, provided that the total area of the space created must no exceed one (1) square foot for every linear foot of builcYing frontage. ii. A building may be set back farther than the RCG WEST MILL NA, LLC September 26, 2014 "S 18.5.4 (Orientation) 18.5.4 Orientation Since this provision does not identify the appropriate Buildings shall be oriented parallel with the front setback line to front setback to apply to a corner lot, it is not clear establish and preserve a consistent building line,with primary that the Applicant complies with this provision. For entrances oriented toward the street.The front fagade of a principal this reason,waive this section as it relates to the building shall face onto a public street and not towards a parking lot. existing buildings at the Property. 18.5.5 (Articulation) 18.5.5 Articulation Waived to the extent that major articulations on Large expanses of blank walls are prohibited. A single building with a existing buildings are spaced farther apart than width of more than sixty(60) feet facing a street line or a public or twenty-five (25) percent of the building length at municipal parking area shall be divided visually into sub-elements street level, and to the extent that the articulation of which,where appropriate,express the functional diversity within the a fapade on an existing building is not continued on building. Major articulations shall be spaced no farther apart than all sides visible from a public street or courtyard. twenty-five (25) percent of the building length at street level.The articulation of a fagade on a building shall be continued on all sides visible from a public street or courtyard. 18.5.6 (Transparency) 18.5.6 Transparency Waived to the extent that existing buildings do not The intent of these transparency standards is to maintain a sense of comply with transparency requirements. visual continuity and provide interest for pedestrians by ensuring that the solid-to-void ratio (the percentage of glass to solid wall surface that is used on a building face) appears similar to that seen in traditional store fronts. a.A minimum of sixty(60) percent of the street-facing building fagade between two (2)feet and eight(8) feet in height must be comprised of clear windows that allow views of indoor nonresidential space or product display areas. b.The bottom edge of any window or product display window used to satisfy the transparency standard of paragraph (a) above may not be more than three (3)feet above the adjacent sidewalk. c. Product display windows used to satisfy these requirements must have a minimum height of four(4)feet and be I internally lit. 4 RCG WEST MILL NA, LLC September 26, 2014 18.5.7 18.5.7 Doors and Entrances Waive to the extent that doors and entrances on a. Buildings must have a primary entrance door facing a public existing buildings are not placed an average of one sidewalk. Entrances at building corners may be used to satisfy this door every fifty(50)feet of frontage. requirement. b. Building entrances may include doors to individual shops or businesses, lobby entrances, entrances to pedestrian-oriented plazas, or courtyard entrances to a cluster of shops or businesses. c.The main business entrance to each ground floor business shall be accentuated by larger doors, signs, roof overhangs, hooded front door, canopy or similar means. d.Where a building has a street frontage greater than one hundred (100)feet, doors must be placed an average of one door every fifty (50)feet of frontage. 7.6 (Floor Area Ratio) & 7.6 Floor Area Ratio Waive the FAR requirement, but the FAR shall not Table 2 (Summary of Maximum floor area ratio (FAR) shall be as set forth in Table 2. FAR exceed 2.0 for existing and new buildings. Dimensional is the ratio between the total amount of building floor area on all Requirements) usable floors and the area of the lot on which it is located. TABLE 2,SUMMARY OF DIMENSILIONAL REQUIREMENTS Max. Floor Area Ratio: 0.50:1 5 AbuaertoAbutter( )SolltltVD01. ( J CUnS&"d0n f ) Zoning ( J NORTH ANDOVER RE IRE IV7:' MGi 40,k 8,-t n 11 sbt.,i,W'Puf..in tM .It.1 W In tli.dud+•pwN barn T.$.stems, 4t'$—' ..tl fbd Ifif"I DPP-16t 1"FLU'n-011%%9r..nd It SbG�bAusxti�ll MM Nr+dW r300)feet of Na FI"Ay"0 yNYorar,a e,ey agpV w U mop 1x ,pp ws t.YFp,rotxdvamr�N vattM rWor.m'...h-3s J..W in—tV-A,wloran vw v'mM bald er"cry u tc,.n.,nd"d�+9 bwd of n'M'.W6,v dly N b— sublect Proa_4f11: MAP PARCEL Nama Ay#ress 54 1 Mansur Investments 10 W.Market St,Ste.1200 Indianapolis,IN 46204 Abutters Pronertles Map Parcel Name Address 53 23.0001 Shannon McKaffagat 108 High Street North Andover,MA 01846 53 23.0002 Kevin Smith 110 High street North Andover,MA 01845 53 24-0001 Leonid Kogan 102 High Street North Andover,MA 01845 53 24.0002 Sanjay Jain 104 High Street North Andover,MA 01845 53 25 Mansur investments 10 W.Market Street,Ste.1200 Indianapolis,IN 46204 53 27 Jonathan Finnimore 90 High Street North Andover,MA 01846 54 2 Mansur Investments 10 W.Market Street,Ste.1200 Indianapolis,IN 46204 54 3 Sharon Lee 52 Walker Road Atkinson,NH 03811 54 4 Raymond Mesili 526 Osgood Street North Andover,MA 01845 54 1 Mansur Investments 10 W.Market Street,Ste.1200 Indianapolis,IN 46204 55 1 Vincent Landers 40 Court Street North Andover,MA 01845 55 9 Gerhard SchnelEinger 83 Elm Street North Andover,MA 01845 55 50 Vincent Landers 40 Court Street - North Andover,MA 01845 41 2-0059 Gary Rodgers 59 Church Street North Andover,MA 01845 41 2-0061 Cosimo Parco 61 Church Street North Andover,MA 01845 41 2-0061.A Cosimo Parco 61A Church Street North Andover,MA 01845 41 6 Roman Catholic Archbishop of Boston 196 Main Street North Andover,MA 01845 41 7 Roman Catholic Archbishop of Boston 196 Main Street North Andover,MA 01845 41 7-0000.A Roman Catholic Archbishop of Boston 196 Main Street North Andover,MA 01845 41 9 Breen Memorial Funeral home 35-31 Merrimack Street North Andover,MA 01645 41 10 Arthur McCue 57-59 Water Street North Andover,MA 01845 41 11 Harold McPhee 63 Water Street North Andover,MA 01845 41 12 Vemile Realty Trust 69 Water Street North Andover,MA 01845 41 13 Harold McPhee 63 Water:,PA91„_ North Andover,MA 01845 41 14 John Dorsey 64 Regent Avenue Haverhiilr MA 01830 41 27 Richard Clermont 22 Water Street North Andover,MA 011845 41 28 Alexander Douglas 28 Water Street North Andover,MA 01845 41 29-M John Colton 5 Phillips Grassing Bradford,MA 01835 41 29.0002 Arthur Gordon 34 Water Street North Andover,MA 01845 41 30 Eric Asvestas 36 Water Street North Andover,MA 01845 41 31 William Barratt 40 Water Street North Andover,MA 01845 41 32 Valerie Windle 46 Water Street North Andover,MA 01M 41 34 Harold McPhee 63 Water Street North Andover,MA 01845 41 36.0021.0 Kate Noonan 21 Merrimack Street North Andover,MA 01845 41 36-0023.0 John Cronin 23 Merrimack Street North Andover,MA 01845 41 37 Arthur Comeau 53 Water Street North Andover,MA 01845 41 39 Guy Richards 48 Water Street North Andover,MA 01845 41 40 Virginia Kollen 58 Church Street North Andover,MA 01845 41 41 James Smedite 65 Greene Street North Andover,MA 01845 41 43 David Cole 531 Boxford Road Haverhill,MA 01830 41 44 Sheryl Pendexter 64 Church Street North Andover,MA 01845 41 46.0049 Mark Sokol 49 Church Street North Andover,MA 01845 41 46-0051 Tavarekere Prakasha 51 Church Street North Andover,MA 01845 42 1-0001 Phillip Sampson 88 Elm Street North Andover,MA 01845 42 1.0002 Leo Gardner 1925 Kalakaua Ave#2301 Honolulu,Hi 96815 42 1-0003 Kathleen Cronin 88 Elm Street#3 North Andover,MA 01845 67 76 George Robertson 95 High Street North Andover,MA 01845 68 6.0000.A Richard Raymond 85 High Street North Andover,MA 01845 68 6-0000.E Leonard Enaire 14 Prescott Street North Andover,MA 01845 68 10 RCG North Andover Mills,LLC 17 Ivaloo Street,Ste,100 Somerville,MA 02143 69 1 RCG North Andover Mills,LLC 171valoo Street,Ste.100 Somerville,MA 02143 Sutton Pond Condos 'see affatchedpages* Data 8/25/2014 This certifies that the names appearing on the Page 1 or 4 records of the As ss ffige as of Certified Sheeli Sutton Pond Parcel ID _-_ Ownei__,_ Address _ City State ZIp --_--- - 146 MAIN STREET-101040.0-0004,1B,28,3 ELM MILL REALTY TRUST 146 MAIN STREET _ NORTH ANDOVER ___MA 01845 148 MA€N STREET 2 01()46.D-0004-DOO1.G - PEt Ni{VGTON,ROGER _ 1A8 MAIN STREET _ NORTH AN��OV£R MA_-, 0�1845 148 MAiN STREET 230N40 0-00044)002,G STERN,GEORGE B 17 P RKRIDGE ROAD _ HAVERHILI� _-.MA--- 01835 148 MAIN STREET 210/040.0-OW4-0101.0 -_, DENATO,NANCY 148 MAIN STREET#p-'30i NORTH ANDOVER A1A�.._ 01845 148 MAIN STREET 210A3400-00 1_010ZO CASHMAN,THOMAS P. 148�MAIN STREET U 102 0 NORTH ANDOVER _ MA 01845 -� � - 148 MAIN�S7REET 210_1040 0-0004.0103.0 VENTURA FAMILY REALTY TRUST 148 MAIN STREET U:193-0 NOft'fFi ANDOVER MA __ _ 01845 148 MAIN STREET 2101040 0-0004-0104.0 TOWSE,ROBE R7 -_ 148 MAIN STREET#0104 NORTH ANDOVER SSA ._ 9180.5 148 MAIN STREET 2161640.0-D _0105.A FREDO,ROBERT F S48 MAIN 57REET#A105 NORTH ANDOVE_F2 MA _ 01845_ 14#MAIN STREET I�210/640�0-OD04-0106.A _-_ROSENBERG.ZENA ,__._ __ 15 SHELBY CIRCLE -.. -__�HAVERHILL _ MBA_ 01832.3423 14B MAIN ST_REE7 S_210/040.0.0O4-0107.A __HJG FAMILY TRUST _ 146 MAIN STREET 11:107 A _ _ NORTH ANDOVER _MA .._ 01845 148 h1AIN STREET 230N40.0-OOD4-0108.A 81DABRA6,CAROL_ 146 MAIN STREET_#A108 __N_0_RTH ANDOVER __MA 01845 148 MAIN STREET 2101040-6-0064-012i.K FARIA,LINDA J _ 148 MAtN STREET K121 NORTH ANDOVER_ PM 01845 148 MAIN STREET 21R1640.0-0004-0122.K COTTER,STEPHEN __148 MAIN STREET 4K122J�. NORTH RNDOVER MA 01845 148 MAIN STREET 2101040.9-0DD4-0123.K _ LIVINGSTON,ROt3ERi_E 148 MA1N 57REET K123 NORTH ANDOVER MA- 018 i5_ 148 MAIN STREET_E 216f040.0-0004-W24.K LAGUERRE,MARIE E _T _148 MAIN STREET NORTH ANDOVER MA 01845 148 MAIN SFREE7 2301040,OMN-0125.K _�_ MARSHALL.EDWARD S� _148 MAIN STREET K325T NORTH ANDOVER MA- OS845 _ _ 5 148 MAIN STREET 219f040.D_-0004 0126.5 DWYER_ISA8ELLE V __ _ 148 MAfN STREET 5-126__ NORTH ANDOVER _-MA.". _911 1 448 MAIN STREET 2101640.0-0004-0127.S HMURCIAK,MARY A _ 148 MAIN STREET S127 NORTH ANDOVER hiA _01845 348 MAIN STREET 2t01940.0 0004-0128.5 TAYLOR,LORETTA -148 MAW STREET 5126�__ NOftiH ANDDVER MA 01845 i48 MAIN STREET 21D1940. JE 0-0004-0129.5 ZIA�FFREY,C. 148 MAIN STREET UNIT 129 S _ NORTH ANDOVER MA_ 01845 t48 MAIN STREET 21016A0.0-0044-0130.5 _ SIMON,DEBRA A.A. 115 CRICKET LANE N_OR7H ANDOVER MA ©1845 148 MAIN STREET 2101040.Q-0004-0131.6 _ CARROLL,_SUSAN L._ 148 MAIN STREET _ NORTH ANDOVERmm MA 01845 148 MAIN STREET 210l04D.0-0004-0132.8 O'BRIEN,FAITH 8 146 MAIN STREET#Bi32 _ NORTH ANDOVER MA 01845 146 MAIN STREET 2101040.0-6004_RA_S VERt41LE,DOMENIt� 148 MAIN STREET U:133 8 NORTH ANDDVER _MA 010 10 148 MAIN STREET 2101040.0- �40D0 -0134.6 LYONS 1i1,ARTHUR W 01845 i67 LOWELL STREET _„__ ANDOVER 1v1A_ 011{1 148 MAIN STREET 2101040.0-0004-0135.8_ WAY,MARY LIFE TENNAN3 148 MAIN STREET _ NORTH ANDOVER MA _ _ 146 MAIN STREET,21010 0 0-ODD4-0201.0 DENNIS PRYOR CDOAER IRRVC FML 148 MAIN STREET U;201 O _ NOR71i ANDOVER MA 0184-5 148 MAIN STREET 210ro40.0-ODM4202.0 BARRY JR,JOHN G_ 146 MAIN STREET#0.202 _ NORTH ADOVER _ 01845 146 MAIN STREET 210!(M0.0-0004-0203.0 CHABOT_D01fALD R _ 146 MAIN STREET 0 203 NORTH ANNDOVER A_MA Ot645 148 MAIN STREET 210N40.0 0004-0204.0 LINDA M.MONTMINY REVOCABLE 148 MAIN STREET UNIT_0-204 NORTH ANDOVER MA - 01845 148 MAIN STREET 214f1040._0-0404-0265.D _ BROAbHURST,PATRICIA�mm 146 MAIN STREET U:205-0 NORTH ANDOVER MA 61845 i48 MAIN STREET 210AD40.0-0004-0206.0 _HAWLEY,ALLAN X_ 14S MASN STREET#020_8 NORTH AN00VER MA_ 61845 _ -__ _ 14ft MAIN STREET 2101040.0-0004-7207.0 KRAMER,SUZANNE M_ _ 148 MAIN STREET 0207 NORTH ANDOVER MA 91845 148 MAIN STREET 2107040.0-00N 0208.0 FLORA AGN-ES GAUOES TRUSTEE _ 148 M(A_l N 57RE ET _ _NORTH ANDOVER MA 01645 148 MAIN STREET 210A340.0�0004-0209.0 SISKIND.MYNOA J.TRUSTEE _ 146 MAIN STREET#0209 _NORTH ANDOVER MA_ 01645 148 MAIN STREET 2TM40A-9004-0210A O'BRIEN,GLORIA,A. _ 148 MAIN STREET U:210 A _ NORTH ANDOVER MA_ 01845 148 MAINS TREET 2161040.0-DOOR-0211.A GARROLL,TIMOTHY 148 MAIN STREET U:211•A. NORTH ANDOVER MA _ 01845 - 148 MAIN STREET#212A NORTH ANDOVER MA _ 01845 _ 148 MAIN STREET 2191040.0-0004-0212.A MILAS,ETHEL M _ 148 MAIN STREET 21010480.060A-0213.R MOOTA,MANEESII 148 MRiN STREET U:213-A NORTH ANOOVER MA OT845 148 hfAIN 57REET 2101440.0-0004-0214.A -� CRAIG,CYNTHIA K _� 148 MAIN STREET#A214 NORTH ANDOVER MA ." D1845 148 MAIN STREET 2101640.0 0004-0215A BENJAMIN,HELEN,EILEEN 148 MAIN STREET U:215A NORTH ANDOVER MA- Q1$45 348 MAIN STREET ,210J649.6-0004-0216.A _PASOUARI£LLO,ROCCO 148 LAIN STREET UNIT:A-216 NORTH ANDOVER MA 01845 148 MAIN STREET 21D/040.6-0004-0217.A PAPAPETROS,7HEODORE __ 148 MAIN STREET 217A NORTH ANDOVER MA 91845 148 MAlN STREET 210I040.4-OOD4-0218A WrI3TCOMB�KAREN --_ .^_148 MAIN STREET U_218 A NORTH ANDOVER MA_ 91845 148 MAIN STREET 2101040.0-W64-0223.K -LYLE,MARJORIE 148 MAIN STREET FC221 NORTH ANDOVER MA 01845 --- _ �. _. i48 MAtN STREET 210A'140.0-0004-0222.K S7RUMPFLEft,FRANK R 146 MAIN STREET K222 NORTH ANDOVER �MA 01845 148 MAIN STREET 200 0.0-0004-0223.K O'SHEA,MI _ 1A6 MAIN STREET#3C223- NGR7H ANDOVER _-_t 1A _ 01845 148 MAIN STREET 210N40.0-0004-0224.K _ COX,NANCY L� 348-MAIN K224 NORTH ANDOVER 1,AA 01645 146 MAIN STREET 2101040 0 ODOR 0225.K RICHARDS,CHARLES W 148 MA1N STREET NK225 NORTH ANDOVER MA 01845 148 MAIN STREET 2101040.0-Dt304-0226.5 _ _LANN,MAT7HEW -5 HARIA7CH LANE ANDOVER�_ MA_ 01810 148 MAIN STREET 210A340.0-QD04-0227.S LILLIAN NOWAK BOYLE REV TRST 148 MAIN STREET U:227 S NORTH ANDOVER -_MA_ 01645 148 MAIN STREET 2301040.0-DODA-0228_S MCAULIFFE,7HOMAS,P. 148 MAIN STREET UNIT:5-226 NORTH ANDOVER MA 01845 i48 MAW STREET_ 210M40.QA004-0229.S ROGERS FAMILY REALTY TRUST 148 MAIN STREET U:S229 _NORTH ANDOVER MA_ 01845 -_ �.--_ 148 MAIN STREET 21D/040.9-9004-023O.S O'KEEFE,DORO7HY M. 148 MAItJ.STREPT S•230_ NORTH ANDOVER -- 146 MAIN STREET 210(040.6IXYO4-023t.B DRISCOLL,PATRiCW R F3NtJ,JOHN 148 MAIN 57REET 98•233� NORTH ANDOVER MA _01845 148 MAIN STREET 210h740.0-0Ofl4-0232.8 PARSpNS,STEVEN H _ 148 MAIN STREET#8232 _ NORTH ANDOVER MA _ 01845 148 MAIN STREET 2101640.0-0004-0233.E DANNAW.MAUREEN f 146 MAIN STREET#B233 NORT#i ANDOVER �v1A- 01845- 148 MAIN STREET 210104D.0 0004-0234.8 SU7TON POND REALTY TRUST 148 MAlN STREET#8234 NORTH ANDOVER MA D1645 148 hAAIN STREET 2101040.0-0004-0235.8 FLANNAGAN,LINDA,J. iA8 MAIN STREET U:2358 NORTH ANDOVER MA_ 01845 -. �__ _ - � -..� _ 1A8 MAIN STREET 2101040.0-0OD4-0236.0 RILEY,NANCY A 1AB MAIN STREET#C236 NORTH ANDOVER MA Ot84 --- W.. -� _ __ _ 148 MAIN STREET 2101046.0-0004-0237.0 €HANG JR=PAUL�.-. 148 MA€N STREET#C237 _ NORTH ANDOVER MA 618A5 148 MAIN STREET 21DKI46.0.0004-0238.0 �MARGOLIS,MICHAEL _ 148 MAIN STREET#C238 NORTH ANDOVER MA 01845 #46 MAIN STREET 21VA340.OAE704-0239.0 VfNES.THOMAS�E. 148 MAIN STREET U:239-C �NORTH ANDOVER _MA 01845 �- _ _ -._ -- - - 148 MAIN STREET 210ft140.0-0004-0240.0 DANAHY,CATHEi21NE E_ -48 VSl�OD51DE ROAD ,_ WINCHEST�R _ MA___ 41>3fl1556 148 MAIN STREET 2101040.0-000A-0243-F STAUFFER,MARY,V. 148 MA.1 STREET U 2A1 F NORTH ANDOVER_ _MA� 148 MAIN STREET 210HI40.D0004 0242.E _-ENGLISH,SUSAN C. 148 MAIN STREET#F242 NORTH ANDOVER -MA 01845 148lr1A1N STREET 21fl1046.0.00OA-a243.F FOSTER 243,148 MAIN STREET_ REAL 148 MAIN STREET_#F243 NORTH ANDOVER MA 01845 146 MAIN STREET 2101046.0-0604�1244.F __ FRITZLER_FREDERIC J �34E3 MAIN STREET#F2 44 NORTH ANDOVER MA- 01845 146 MAIN STREET i101040.0-0004ZN4 .F SV1'>=ENEY,PATRICIA�A 148 MAIN STREET#F_245 NORTH ANDOVER MA _ 01845 148 MAIN STREET 210h}40.0-0004-9301.0 KIRMES,LINDA __ 148 MAIN STREET NORTH ANDOVER -MA 01845 148 MAiN STREET 2101040.0-060�-0392.0 �MON7ELLA,ENNIS J�� 148 MAIN STRE7 UNIT 392-0 _NORTH ANDOVER ____MA 04845 146 MAIN STREET 2161040_0-0fl04-0301_ MARY RUTH PELLETSER 146 t tA1N STREET#0303 NORTH ANDDVER_ MA 01845 1A8 MAIN STREET i 4101040.0-0DFAA3:0D_ _ MC MANUS.E JULIE_ ___ 148 MAIN STREET 90,304 NORFHANDOVER hSA 146 MAIN STREET 210A340.0-ODDA Q305.0 MC GUIRE,CAROL A - 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