HomeMy WebLinkAbout2021-07-20 Planning Board Minutes Town of North Andover
PLANNING BOARD
Eitan Goldberg, Chairman John Simons
Peter Boynton Kelly Cormier
Alissa Koenig
Tuesday, July 20, 2021 (ii,) 7 p.m., 120 Main Street, Town Hall, Nortli Andover, MA 01845
2 Present: E. Goldberg, J. Simons, K. Cormier-Rernote, A. Koenig
3 Absent: P. Boynton
4 Staff Present: J. Enright, B. Wolstrorner
5
6 E. Goldberg, Chairman: The Planning Board mecting for"Tuesday, July 20,2021 was called to order at 7 p,n),
7 This meeting is considered a hybrid meeting; both remote and in-person. Votes will be recorded as roll call this
8 evening.
9 J.
. E-kKii-glit: Atteiidaiice: K, Coi-iiiier-pi-esent,J. Siiiioiis-preseiit, E. Goldbei-g-pi-esetit, A. Koeilig-I)i-eseiit, (P.
10 Boynton-absent)
11
12 Pursuant to Chapter 20 of the Acts of 2021, this meeting will he conducted in person and via remote luealls, ill
13 accordance ivith applicable lam This lueethig of the Not-Ili Andover Planning Board will he colullicted both ill-
14 person at the meeting location listed above aud via remote participation. Speeffic hi/orulatioll alld the gelleral
15 guidelines for remote participation by members ql'thepublic and/or parties with a right and/or requirement to
16 attend this meeting can be foarnd on the Town's website, at rvwrv.nortlrancdoverma.gov. For this meeting,
17 members of the public who ivish to watch the meeting live may(16 so on their televisions by tuning to Coulcast
18 Channel 8 or Verizou Chatittel 26 or online at jvji,;v.itot-tliaii(lovet-catti.org. ,Iti-l)ei-,voit attendance of members of
19 thepublic audBoar(l members ;Pill he permitted, and every effort will he made to ensure that thepublic can
20 adequately access the proceedings ill real little, via technological memos. Ili the event that)ve are unable to do
21 so, despite best efforts, we ;villpost oil the Town of North Andover ivebsite all atulio or vNeo recording,
22 transcript, or other comprehensive record qfprocee(litigs(is soon as possible after the meeting. If the public
23 svoul(l like to participate ill public hearings, but not attend the meeting iii-person please email your
24 questioulcottinteutprior to or during the meeting to.&t ntlove��
.�lrih a)�lortha�rma. ov. The questiolilcolullient Ivill
25 he read during the proceedings and responded to accordingly,
26
27 DISCUSSION ITEMS
28 Senior Center,Andrew Shapiro,Director of Community and Economic Development: Request to extend Site
29 Plan Review and Common Driveway Special Permits.
30 &,�,ha_rhro: The two Special Permits were approved in 2019 will lapse after two years. The closing is scheduled
31 for July 21, 2021;requests a 6-month extension to work through issues related to the pandemic, legal land
32 transactions and discussions with the contractor(Costagna Construction, Danvers, MA) regarding inflationary
33 pressures. Expects abatement, demolition and construction and to commence within the next few months.
34 Board,: Discussed whether 6 months was considered enough time and agreed on a one-year extension.
35 MOTION: I Simons made a motion to approve the Notice of Decision extension for the Site Plan Review and
36 Common Driveway Special Permits for The NA Senior Center for one year until September 17,2022. A. Koenig
37 seconded. Roll Call vote: K. Cormier yes.A. Koenig yes. J. Simons yes. E, Goldberg yes. The vote was 4-0,
38 unanimous in favor.
39
40 CONTINUED PUBLIC HEARING:
41 325 Johnson Street,Kevin & Alison Sparks: Watershed Special Permit application to request approval to
42 construct a detached garage, expand gravel driveway to access new garage, install drywell to capture roof runoff
43 of new gat-age, pump, crush, and fill with sand old septic tank/cesspool,connect to town sewer, and connect to gas.
44 Work is proposed with I 00-foot non-disturbance zone and within 100 feet of wetlands.
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Town of North Andover
PLANNING BOARD
Eitait Goldberg, Choirmmi Johil SirrYolas
Peter Boyrtttoir «�o�R'• Ifelly Cormier
• Alisso Koenig
Tuesday, ,lily 20, 202.1 a 7 pxt., 120 Main,Street, Town Holl,North Alttlover,MA 01845
45 J E triaht: ZBA and Conservation will have the opportunity for review prior to our next meeting,
46 MOTION: A. Koenig made a motion to accept the continuance request for 325 Johnson Street. J. Simons
47 seconded. Roll Call vote: K. Cormier yes, A. Koenig yes. J. Simons yes. E. Goldberg yes. The vote was 4-0,
48 unanimous in favor.
49 [Continued to the August 17, 2021 Planning Board meeting]
50
51 (E. Gol(lbei-g. Recrd Governor's Onlers into the Record)
52 NEW PUBLIC: HEARINGS:
53 733 Turnpilce Street,Anh B.Le,Love Green LLC: Application for a Common Parking Areas and Multiple-use
54 Facilities Special Permit under Article 8, Supplementary Regulations, Section 195- 8.8.1)(5)and 195-10.7 of the
55 North Andover Zoning Bylaw. The Applicant seeks a Special Permit to allow far relief from parking;space
56 requirements due to the flours, days, or peak parking demands for the uses out site being so different that a lower
57 total will provide adequately for all uses or activities served by the parking facility. The property is located in the
58 General Business Zoning District.
59 J. Enright: The owner would like to lease space to a `juice type' operation which has been deemed a"restaurant
60 use"for zoning bylaw purposes by the Inspector of Buildings; business will not have seating. There are ten units
61 in tfte building. Total number of on-site parking spaces for this proposed use, in addition to all other uses on-site,
62 is insufficient according to the zoning bylaw. Currently,the plaza has 73 delineated parking spaces. According to
63 the zoning bylaw, including this proposed use,the mix of businesses require 138 parking space. The intensity of
64 parking requirements for a restaurant use contributes to this issue. Tile zoning bylaw requires 15 spaces per 1,000
65 SF of GFA. The three existing restaurants (Dunkin Donuts, Captain Pizza, and Shunju), along with the proposed
66 restaurant require 102 parking spaces. Abutting neighbor willing to talk with the property owner regarding sale of
67 potential land for additional parking, abutting lot is significantly handicapped with wetlands. A site visit was
68 conducted on Friday at around noon and twice today-- 1:00 and 3:00. In general,parking is available; however, it
69 was often available closest to Rt. 114. The way the lot is configured, if you are visiting any business other than
70 Dunkin Donuts these available spaces are passed by to acquire a space closer to the establishment of choice. It is
71 difficult to turn around and return to these spaces as closer spaces are not available. It appears that some patrons or
72 employs are parking out Willow Street at the rear of the parcel. Unaware of any complaints received from NAPD,
73 NAFD or patrons regarding parking or queuing at this location.
74 Doug Locke,Plaza owner: Described proposed operation as more retail v. restaurant. Previous operations included
75 a caterer which prepared and sold food-to-go, candy/cookie shop and vendor who made spices; [to one will be
76 dining and the space has been vacant for a year. Parking is non-designated.
77 Ault B. Le, potential tenant: Described hours of operation 8 a.m. to 2 p.m./Wed.-Sunday; to-go cold pressed juices,
78 packed salad and vegan-vegetarian items, i.e., breakfast avocado, peanut butter&jelly toast,which will not
79 require long cook times compared to meat products. There will be no lingering,juices will be pre-made and ready-
80 to-go.
81 E. Goldbern4: It is difficult to find parking at this plaza from 5-7 p.m.; this use and proposed hours of operation hit
82 a different peak. If we grant a. Special Permit,will that remain in place two years preventing the need for fixture
83 tenants needing to return for a full Modification?Let's tailor the decision to this particular business model; we
84 don't want to set ourselves tip in the future for an additional use.
85 I. Enright: Tile use rums with the land, unless we condition it accordingly, we run the risk of exposing the site to
86 other types of uses. The decision can be tailored to reflect conditions such as hours or type of operation and
87 stipulate no seating. Future minor adaptations could be accommodated. A draft decision will be prepared for the
88 next meeting.
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Town of North Andover
PLANNING BOARD
Eitan Goldbqg, Cliah-man John shnons
Pett'l,Boynton Kelly Coi-niiei-
• Alissa Koenig
Titeulay, July 20, 2021 (d), 7 p.nt., 120 MainSti-eet, Town Hati,Noi-fli An(lovet-, MA 01845
89 [Continued to the August 17 P13 meeting]
90
91 DISCUSSION:
92 Planning Board: friclusionary 11OLIsing Bylaw
93 E. Goldberg: We have been talking about housing in various contexts for years. It is a topic that receives the most
94 diverse opinions. As a result of the moratorium effort,we recognize the need for affordable housing and know we
95 are below our 10% number in terms of 40B. We are entertaining an inclusionary zoning bylaw so that future
96 developers will be required to address affordable housing.
97 J. Enright: This draft is being presented to open the discussion for initial thoughts. It is largely based on model
98 zoning presented by the state, as well as research throughout many similar communities. It is broad and requires
99 dCVCIOPIIICIltS Of 8 Or more units to provide affordable 11OLISing. Since 2010, 1 don't believe we have had a
100 subdivision larger than 10 units. Land is scarce; we have been trending toward multi-family housing. To date, all
101 the housing units that have come forward- Princeton Properties, Sutton St. Redevelopment/MINCO, and Avalon
102 are all market rate developments. This allows for on-site development, off-site development all([ payment it] lieu;
103 all are open for discussion. Most communities range from a 10% -15%requirement. The payment in lieu is
104 proposed to be payable to the Affordable 1-lousing Trust. They Would then use the funds for creation of affordable
105 housing type projects. Their proJects may not meet the requirement of the Subsidized Housing Inventory listing,
106 but it may be used for a first time homeowners or down payment program.
107 J. Simons: Does it keep the underlying zoning in place?
108 J. Enright: It does, wherever residential development is allowed; it is town wide. Many business zones allow for
109 residential development, but no more than 50%of the structure.
110 E. Goldberg: There are some incentives for developers such as density bonuses or credits if You build more than
Ill you need, they would receive a credit on future development.
112 J. Enright: recommends Affordable Housing Trust representatives speak to the Board as well as an expert from
113 DI-ICD. Also suggested sending it to local developers-Princeton, MINCO and AvalonBay for feedback.
114 J. Sirn,oll,s: Clarified how a traditional ten-lot subdivision would be handled. Confirmed over 100 towns in the state
115 have all inclusionary housing bylaw. What is the empirical information that says this helps make housing more
116 affordable?
117 E. Goldber : That is all interesting question,these bylaws are relatively new within the last five or tell years and
118 housing costs have increased in the last year by 10-20%. It definitely adds to your 40B calculation. It is helpful to
119 build your affordable housing trust because developers would rather opt for a full or partial payment in lien v. on
120 site. We need all the appropriate tools-density,40B, inclusionary zoning, accessory dwelling units. We were
121 working on one in Beverly 5-7 years ago, This would apply to"new" development?
122 J. Enright: Any new application that creates 8 or more housing units would trigger this bylaw.
123 J. Simons: Everyone wants affordability, but they don't want the consequences that come with it. Unless you build
124 a lot of density, in this part of the country you won't have affordability. This pail of the country is still not going to
125 be affordable. Unfortunately, the only place where housing is affordable is where there is a huge amount of land or
126 in places where people don't want to live. I don't want to oversell that this will solve all our problems because it
127 won't.
128 J. Enright: This is really a maintenance tool once we get to the 10%. The 15% keeps its a little ahead of the bar.
129 We would have had substantive units contributing to our totals had we had this in place prior to the recent
130 developments; those developers came here knowing that we did not have all inclusionary bylaw. 'rhe density
131 proposed is tied to Floor Area Ratio(FAR)and the vast majority of out-residential districts don't have a
132 requirement for FAR; however, R5 and R6 districts do.
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Town of'North Andover
PLANNING 13OAli`D
Mum Goldberg, G mh-man John Simons
Peter Boynton i
H'' IfelljI Cemmief{
Alissa Koenig
Tnesdrty, Jnly 20, 2021 a, 7 p.m., 120 Main Street, Town Hall, North Andover,MA 01845
133 K. Cormier: We need to keep lace with surrounding towns. 'Phis doesn't make its"special"or more difficult to
134 work with, it seems like several surrounding towns are considering this.
135 A. Koenig: Is there any way to measure the affect having the bylaw has had in those towns thus far`
136 J. Enright: DHCD might be able to put together some information on the impact throughout the last few years.
137 Board: Discussed various aspects of the bylaw; pros and cons of adopting this bylaw, agreeing that it is a positive
138 step forward for the town with regard to affordable housing and building the Affordable Housing Trust as long as
139 it is consistent with similar local towns. Jean to connect with local developers for their feedback,the state,
140 Affordable Housing Trust and local towns for more information gathering.
141 [Continued to the August 17 Planning Board meeting.]
142
143 MINUTES APPROVAL:
144 MOTION: J. Simons made a motion to approve the July 6, 2021 .Planning Board meeting minutes. A. Koenig
145 seconded the motion. The vote was 4-0, unanimous in favor. Roll Call vote: K. Cormier yes. E. Goldberg yes. J.
146 Simons yes.
147
148 (Board discussed K. Cormier not being available on August 17 and potential for rescheduling to either August 10
149 or 24. Consensus not reached; J. Enright to follow-tip)
150
151 ADJOURNMENT
152 MOTION: A. Koenig made a motion to adjourn the meeting. The motion was seconded by J. Simons. The vote
153 was 4-0, urnaninnous in favor. Meeting adjourned 8:00 p.m. Roll Call vote: K. Cormier yes. A. Koenig yes. J.
154 Sinnons yes. E. Goldberg yes.
155
156 MEETING MATERIALS: Planning Board Meeting Agenda July 20,2021,Meeting Minutes July 6,2021; ,Staff
157 Report; 733 Turnpile St.,Anh B. Le:LOCUS: Aerial View— locus, 733 Turnpike and abutting property;
158 Department Review: 210706 Health Comment,210703 DPW Operations, 21070213uilding Comment;
159 Ap_plicatiotn: Application—Special Permit; Senior Cente►•: SC SPR SP Decision, SC Comm Drive Decision,
1.60 210720 Decision Senior Center Permit Extension,210709 Memo re Senior Center Permit Extension; Inclusionai-
161 Bow: 210720 Part 1.3 lnclusionary 1lousing Requirements.
162
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