HomeMy WebLinkAbout2021-08-17 Planning Board Minutes 9 02
Town of North Andover
PLANNING BOARD
• Johrr Simons
Eitarr Goldberg, C'/tairnrrrrr � r,
Peter Boyrrtorr //j/ '• Kelly Cormier
Alissa Koenig
Trrescllxy,Arr ust X 7, 202X C 7p.lit., 120 Mairr Street, Town Hall, North Andover, MA 0.1845
1
2 Present: E. Goldberg, J. Simons,P. Boynton-Re►note,A. Koenig
3 Absent: K. Cormier
4 Staff Present: J. Enright
5
6 E Goldberg, Chairman: The Planning Board meeting for Tuesday, August 1.7,2021 was called to order at 7 p.m.
7 This meeting is considered a hybrid meeting; both remote and irr person. Votes will be recorded as roll call this
$ everting.
9 JE,n ighy Attendance: P. Boyntorrpresent, A. Koenig-present, J. �Vmons l)resenl, K Goldberg-present
10
11 Pursuant to Clralrter 20 of•the Acts of 2021, this meeting ;will be conducted ill Person and via remote means, ill
1.2 accordance with applicable Caw. This meeting of'the North Andover Planning Board twill be comliteted both irr-
13 person at the meeting location listed above and via rewrote participation. Speck information and the general
14 guidelines for remote participation by members of the public and/or parties with a eight and/or requirement to
15 attend this meeting can be found oil the To►vrr's ►vebsite, at w►vnv.rrortlrtnrdovernrtr.gov. For this rueeting,
16 members of the public who wish to watch the meeting live may do so oil their televisions by tuning to Conrcast
17 Channel 8 or Vei*on Channel 26 or online at nvnv►v.rrortlrarrtlovercanr.org. Ira-lrerson attendance of'mernbers of
18 the public and Board members ►will be permitted, and every effort►rill be made to ensure that the public can
r!9 adequately access the proceedings in real time, via technological means. In the event that nve rare unable to do
ZO so, despite best efforts, we will post oil the Town of North Andover►vebsite an audio or video recording,
21 transcript, or other comprehensive record nflrroceedings as soon as possible after the greeting. If the public
22 would like to participate in public bearings, but not attend the meeting in-I)erson please email your
23 question/comment prior to or during the meeting toerr° Irt iiwr�rllrtrrrdrrrr°rra. rrv. The question/corrrrnent)rill
24 be read during the proceedings and responded to accordingly.
25
26 STAFF REPORT
27
28 BOND RELEASE:
29 247 Cliickering Road, Lure Boncliard, Enterprise Bank: Request for release of a $10,000 performance
30 bond associated with a site plan review special permit approved in June 2019 that allowed for construction of a
31 3,250 SF bank with a drive-up window, parking, landscaping and stormwater improvements.
32 J. Enright: The site was constructed substantially in conformance with the approved plans. Pictures have been
33 provided for your review. The decision and as-builts, stamped by the project engineer are included in your packet.
34 Recommends fulI release of the$l OK bond.
35 MOTION: J. Simons made a nnotion to release the bond,plus interest, for 247 Chickering Road,Enterprise Batik.
36 A. Koenig seconded. Roll Call vote: 11. Boynton yes. A. Koenig yes. I Simons yes. E. Goldberg yes. The vote was
37 4-0, Unanimous in favor.
38
39 CONTINUED PUBLIC HEARINGS:
40 325 Johnson Street,Kevin and Alison Sparks: Watershed Special Permit application to request approval to
41 construct a detached garage, expand gravel driveway to access new garage, install drywell to capture roof runoff
42 of new garage, puznp, crush, and fill with sand old septic tank/cesspool, connect to town sewer, and connect to gas.
43 Work is proposed with 100-foot non-disturbance zone and within 100 feet of wetlands.
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Town o fforth Andover
PLANNING BOARD
Eitan Goldberg, Chairman Johtt Simons
Peter Boynton ��/�%�i�r ;�, Kelly Cormier
Alhm ICoeirig
Tttesday,Aumust 17, 2021 C� 7 p.m., 120 Maur Street, Town Hall, Nortlt Andover, MA 01845
44 J. Enright: Stornnwater peer review has been completed and the peer review engineer has signed off. All
45 outstanding issues are addressed. The application appeared before the ZBA and the Conservation Commission.
46 The ZBA granted the variance for a new structure within the non-disturbance buffer zone. It is anticipated that
47 Conservation will close at their next meeting. A draft decision has been prepared for the Board's consideration.No
48 questions or comments have been received.
49 .MOTION: J. Simons made a motion to close the public hearing for 325 Johnson Street,Kevin&Alison Sparks,
50 Watershed Special Permit. A. Koenig seconded. Roll Call vote: P. Boynton voted yes. A. Koenig voted yes. J.
51 Simons voted yes.E. Goldberg voted yes. The vote was 4-0, unanimous in favor.
52 MOTION: J. Simons made a motion to approve the Watershed Special Permit, for 325 Johnson Street,as
53 amended. A. Koenig seconded. Roll Call vote: P. Boynton voted yes.A.Koenig voted yes. J. Sinnons voted yes.
54 E. Goldberg voted yes. The vote was 4-0, unanimous in favor.
55
56 733 Turnpike Street Anh B.Lc Love Green LLC: Application for a Common Parking Areas and Multiple-use
57 Facilities Special Permit under Article 8, Supplementary Regulations, Section 195- 8.8.D(5)and 195-10.7 of the
58 North Andover Zoning Bylaw. The Applicant seeks a Special.Permit to allow for relief from parking space
59 requirements due to the hours,days, or peak parking demands for the uses on site being so different that a lower
60 total will provide adequately for all uses or activities served by the parking facility. The property is located in the
61 General Business Zoning District.
62 J. Enright: The owner of Jasmine Plaza would like to lease space to a `juice' type operation which has been
63 deemed a `restaurant' by the Inspector of Buildings. This business will not have any seating. The total number of
64 on-site parking spaces for this use, in addition to all the other uses on-site is not sufficient according to the zoning
65 bylaw. The plaza currently has 73 delineated parking spaces. According to the zoning bylaw, including this
66 proposed use, the mix of businesses require 138 parking spaces. The intensity of restaurant use is contributing to
67 this issue. The restaurants in the plaza currently include Dunkin' Donuts, Captain Pizza (food takeout service),
68 Shunju Restaurant in addition to this operation. The parking requirement for restaurants is 15 per 1,000 SF of
69 Gross Floor Area(GFA). These three restaurants along with this proposed restaurant require a total of 102 parking
70 spaces. At the last meeting we discussed that if a Special Permit was to be granted that it should be specific to this
71 type of restaurant use. Based on the feedback provided by the Board at the last mecting, a draft decision has been
72 prepared for your consideration. In order to tic or restrict the special permit to similar types of restaurant use in the
73 future,I included Findings of Fact#2 & Special Condition 14 in order to address yo r concerns.
74 E. Goldberg: If there are any changes the tenant understands she will need to approach the Planning Director and
75 the Inspector of Buildings; if there is any change that is deemed substantial the Special Permit can be modified.
76 MOTION: J. Sinnons made a motion to close the public hearing for 733 Turnpike Street. A. Koenig seconded.
77 Roll Call vote: P. Boynton voted yes. A. Koenig voted yes. J. Simons voted yes. E. Goldberg voted yes. 7'he vote
78 was 4-0, unanimous in favor.
79 MOTION: J. Simons made a motion to approve the Common Parking Areas and Multiple-use Facilities Special.
80 Permit for 733 Turnpike Street,Anh B. Le, Love Green LLC. A. Koenig seconded. Boll Call vote: P. Boynton
81 voted yes. A. Koenig voted yes. J. Simons voted yes. E. Goldberg voted yes.The vote was 4-0, unanimous in
82 favor.
83
84 DISC:USSION ITEMS:
85 Planning Renard: Inclusionary I4ousing Bylaw
86 J.Enright: Included in your packet is the July 20"draft. Since that meeting,I have sent that draft to various
87 developers for comment. We received comment from the Attorney for AvalonBay. I have rnet with Suzanne Egan,
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Town of North Andover
PLANNING BOARD
Titan Goldberg, Char'r nan '' Jolts shnons
Petet•Boynton Ji //%/%//if % •. Kelly Cor-wrier
• Aliss•a Koenig
Tatesrlajr,Ay gust 17 2021(i>, 7 p,r7t., 1211 Main Street, Town Hall,Not-tit Andover-,MA 01845
88 Town (counsel to review those comments, She is currently on vacation; however,upon return will redline the draft
89 bylaw to account for those comments which were technical and legal in nature. We have reached out to the
90 Department of Housing and Community Development(DHCD)and 'Mass. 1-lousing Partnership(MHP).
91 Representatives will attend the September 9 Planning Board meeting to discuss the draft and inclusionary zoning
92 bylaws in general. Initial feedback.from MHP was that the draft was solid, reasonable.
93 J. Shnons: Is there any empirical research on the impact of these'? How do you know it works and is effective?
94 J. Enright: We can get some data oil that and hopefully,DHCD call speak to that as well. This is a maintenance
95 tool. It's not going to get us to the 10%on its own; however, it's a tool to help us maintain once we get there
96 E. Goldberg: I think the gains mainly address the large affordable housing multi-family units; it helps to keep you
97 at that percentage to stop falling below that 1.0%.
98 J._En right: I-lad this been in place for Princeton,Minco and Avalon we would have had meaningful units.
99 A. Koeni : We won't necessarily see the effects of this for the long term.
100 J. Enright: The draft has been sent to Minco and Trinity, and hope to have feedback by the next meeting.
101 E. Goldberg: Is 7 or 8 the right number?It seems appropriate. if it were lower than that it would be burdensome on
102 the developers. Once it becomes 8 or more units, it seems appropriate for this to apply equaling 15%. If we just
103 consider 1.0%-1.1% we are not really maintaining our numbers. hikes the idea of bogus provisions, density
104 bonuses, volunteer bonuses, payment in lice provision.
105 J. Simons: 'File CPC traditionally gives$100K to the Affordable Housing Trust annually which ultimately goes to
)6 senior housing.
107 J.Enright: 'file Affordable Housing Trust has partnered in the past with Bread &Roses and they are seeking to
108 partner with the blousing Authority. They are considering developing a new building in the Fountain Drive area.
109 J. Simons: Given our land use, it is likely to affect multi-family housing. There isn't much land to build a large
110 subdivision in North.Andover.
111 E Goldberg: This applies to "new"units, however it could apply to a senior living establishment.
112 E Go.ldbcrg: We are in good shape from where we started and look forward to hearing from the experts.
113 (Discussion continued to the September 9, 2021 Planning Boarcl ineetingl
114
115 loyal Crest Estates (1 & 28 Royal CrestDrive), Trinity Financial,Min Keefe: Proposed Master
116 Redevelopment Plan for the property.
117 * Revised Program Summary(Current,Proposed Originally, Proposed Now)
118 • Detailed Dimensional Analysis (Setbacks, Building Heights/Stories, etc.)
119 + Architectural Renderings
120 • 3D Imagery(Modeling/'View Angles/Public Realm Site Sections)
121 + Elevations
122 M. Lozano: Introduced team architect, John Martin, FAIR-Elkus Manfi-edi & landscape architect,Andrew
123 Arbaugh, LA. Provided an update of where team is in the process. Presented PowerPoint presentation (210817
124 PLAN REVISION SUMMARY),reviewed updated Program Summary showing reductions in housing units by
125 332(over 20%), square footages(335,000 so,reduced density, building heights and setbacks. Buildings generally
126 get shorter toward the neighborhoods. Reviewed increases in setbacks, buffers& open space. 97 affordable
127 housing units will be provided.
128 E. Goldberg: Why are some of the setbacks the same or closer than they were?Four buildings in total (v. 6)have
29 5-storics where are they located?
,30 M. Lozano: Noted taller buildings are closer to Rt. 114. We feel the proximity of the taller buildings to the street
131 edge along Rt. 114 is appropriate to create a street edge and provide greater buffers to the neighborhoods.
3
Torn of'North Andover
PLANNING BOARD
Eitan Golrlbeig, Clrairnrrrn • "� John Simons
Peter Boynton Kelly Cor°niiei�
• Alissa Koenig
Trresda An nit 17 2021 7 pxt., 120 Main Street 1 owir Mill Not-tla Anrlover MA O1845
1.32 E. 00-d erg: Does anyone have any comments regarding the numbers?
133 P. I3o ny to►1: The buildings are closer to 114 because the developers faced a choice to either push the development
134 back closer to the neighborhoods, creating less of a buffer, or push it closer to Rt. 114.It is a tradeoff,which is a
135 bit of a false comparison. It is clear evidence there is a lot of density being packet{ into this parcel; we have
136 discussed and expressed our concern for density over the last year. The parcel cannot accommodate both, an
137 adequate buffer to tine neighborhoods and appropriate setbacks to Rt. 114. This can be done, but voiced concern
138 with the logic. If you keep the number of buildings represented now, certainly that is the logic and the tradcoff'is
139 the result. It is a very clear indication that there is too much being stuffed into this parcel because it forces an
1.40 unacceptable compromise. Regarding the Program Summary,the information is helpful, however at:the last
141 meeting the Chair asked for a summary spreadsheet that included the progression of these proposals. They spent a
142 great deal of effort addressing our questions. We requested the spreadsheet to reflect what is there today vs.what
143 is being proposed(#of buildings, their sq.ft.,# daily vehicle trips, etc.).'file information from January is the
144 benchmark against today. Some information seems to have fallen off this spreadsheet, I need to see this
145 information to make an evaluation; this 'Program Summary is insufficient.
146 E. Goldber : There is another chart that has been done that we can use; perhaps this becomes two charts.
147 P. Boynton:aton: There has beetr discussion on building heights; there are 15 total buildings. I thought some of the
148 buildings were to be reduced in height. I am truly underwhel►ned that the net reduction is 3 out of 15 buildings. 1
1.49 thought we would see a bigger difference in heights, given all the feedback that has been offered.
150 E."G'oldbc'rg: It is a 20%reduction; unit counts were reduced by 332; some townhouses were eliminated,I guess it
151 is subjective,
152 P.,.-Boynton: It was encouraging to hear what they were going to do, but the numbers are less than the expectation.
153 Where are the reduced height buildings located-the plan doesn't tell r►s which might be helpful to the public?I
154 don't have an adverse reaction to building removal. I had thought there would be a greater response to the
155 concerns; this is underwhelrning.
156 J. Enright: Requested clarification regarding the"building heights"and"height notes"columns on the spreadsheet.
157 The first 5-story building specifies 67' occupied space and are additional 12' for a pitched roof, bringing the total
158 building height to 79'. Is it fair to assume that the second building height, listed as 4-story and 55', includes the
159 roof?
160 1v1,,._Lozal"to: I request that you to see the design to give context to the numbers on the Program Summary.Rooftops
161 vary, some are flat; some are pitched. Our balloon tests accurately represented 79 ft.; existing trees are 90— 11.0 ft.
162 tall. This video will give you an idea of what the setbacks will look like.
163 J. Simons: Other than the mills, are there any buildings that are 79 ft. tall in North Andover?My point is there are
164 no buildings 79 ft. tall in NorthAndover.
165 J, E►n•idht: Not that I ant aware of. The former Converse headquarters building has been referenced as 70 ft. high.
166 Avalon used that in relation to their proposed buildings which are 55 ft. high. The Amazon building is the next
1.67 highest building recently permitted at just over 100 ft
168 J. Martin: Presented 3D video drive-thru site simulation"navigating"westward along Rt. 114,passing 4-
1.69 multifamily buildings (setback 35 ft. from street edge)separated by 2-garages(setback 56 ft. from street edge);
1.70 turning right into site showing 2-acre town green plus 1-acre"festival street"creating 3 total acres of open space
171 for public arnenity, 80 ft. wide main streets, ancillary retail, 102 key hotel, building relationships, sizes, proposed
172 materials, scale, architecture prototypes, 1.2 mile pedestrian walkways/running paths cneircling the 76 acre
173 development(23 acre buffer set aside for open space& 50+-acres of developable land). Imagery is representative-
1.74 these are not final architectural solutions. This evening we are committing to height and width, geo-positioning of
175 the plan on the land; architecture is aspirational,New England vernacular with stone, brick, wood/fiber cement,
4
Town of North Andover
PLANNING BOARD
Eitan Goldberg, Chairititan Johit Sitimns
Peter Boyntott ��� ° Kel/j, Cormier
Alissa Koenig
Die.y(laV,Are rrst 17 2021 d) 7 p.rn, 120 Mrtin Street Town Hall North Andover AM 01845
176 bay windows, oriels, dormers, neo-classical Georgian.Buildings all change their material, express their base,
177 middle and the top. Bridges connect the parking garages For ease of access. Anticipate small grocer at the main
178 corner. To the left is the town green, far beyond the dormitories are suggested. The Hotel anchors the whole
179 composition. A pocket park anchors the edge of the hotel. Open space is intended for both active and passive
180 recreational use. Anticipates a fountain cafe and kiosk,hardscape along the edge of the"festival street"fronting
181 the hotel where the porte-cochere is; street can be closed off for evening activities. Buildings at street corners are
182 identified by small cafes. Residential street is framed by 4-story buildings on both sides. Mercantile, flat roof
183 buildings, loft-type apartments, provide variety to the multifamily product. Moving back into the development,
184 one can see the woodland to the right and the townhouses ahead. Buildings step from 4-story to 3-story at rear*.
185 Green buffer disguises homes behind it,
186 J. Simons: The trees in front of the buildings along Rt. 1.14 buildings are depicted at 40 ft. tall.Are you planting 40
187 ft. trees?
188 J. Martin: "Those are considered 4-story buildings; there are two false windows in the attic for architectural effect,
189 it is unoccupied.
190 A. Arbauah: We are preserving as many mature trees oil site as possible.New tree sues will vary based on the
191 species, We will introduce new variation; typically,we are looking at multi-sterns, 12-15 ft range and single stern
1.92 deciduous trees in a 3-5"caliper range for variation. This is a long-phased project; this edge will be addressed
193 first.
4 J. Simons: The site won't look like this for 10 years;you are leading with this, which concerns me. You can't
195 retain trees that look like this in proximity to the buildings. How long is the continual stretch of 4-story buildings?
1.96 Can you locate therm? 1t looks like 480 lineal ft. of straight of building, set back is+/- 35 ft, off Rt. 114 which ends
1.97 at the right-in/right-out anon-signalized intersection(signal occurs at next intersection further west).
198 J.....Mart.in: The multiple buildings are approx.180 ft. wide(building depth at intersection turning onto Main Street
199 is 250 ft. deep) longest building distance without a break is about 200-25011. Garages have an open tree-lined
200 separation path on the cast side. Garages read as buildings, they are open air, not heated. It's subliminal, but
201 proven, that by bringing the buildings closer to the street, we actually"calm"the street, functioning less as a
202 highway and more as a street. The brain slows the car down, you don't press the accelerator as hard which is a
203 benefit v. detriment. The perception is that there is people, landscape and buildings in your peripheral vision
204 causing you to slow down. We are trying to create a prototypical New England village and transforming the nature
205 of Rt. 114. This is one of the devices we are using to do that, i.e., large windows with light spilling out in the
206 evening makes things feel more residential, pedestrian foot traffic and landscaping. (*Correction Building D2
207 appears to be a transcription error oil chart-is a 5-story bldg. along Rt. 114)
208 E. Goldberg: Parking for the small-footprint grocery on corner is located within the attached parking garage,
209 which is residential and commercial use. Confirmed that none of the street sidle parking is reserved,to be first
21.0 come, first served parking 24/7.
211 M. Lozano: Residential and retail parking will be separated; there will be designated parking for retail. We will.
212 address parking at a later meeting; general parking numbers,total number of on-street spaces, circulation plans,
213 etc. Parking will be allowed overnight.
214 E._Goldberg: Are the outdoor canopies and umbrellas associated with any kind of cafe or restaurant?
2.15 J. Marvin: The umbrellas are meant for general purpose use. A 2-acre park with this kind of density, anchored by
216 these rases, including the student residential, would support a freestanding kiosk that could house a Starbucks to
2 1.7 activate the park. There is a lot of hardscape shown.
5
Town o f North Andover
PLANNING BOARD
Eitarr Goldberg, Clrairmmr '� Johrr Simons
Peter lioyntorr ��D/ "% ' �KeCIy Cor iWer
• j° Alissa Koenig
Trres(hin Arrvnst 17, 20210, 7 wit., 120 Main Street, Towrr Ilall,North Andover, MA 01845
218 E. Ggldb_eri 'I"he hotel resembling the Fhotel Viking in Newport,has a 19.5 pitched roof"going from 55-74.5 ft. Is
219 the rationale architectural or functional?The steeply sloping roof allows that 4"' story to be occupied with the
220 dormers; other roofs have a 12 ft. pitch.
221 M. Lozano: We will review our numbers to make sure they are correct,reflective of the actual design. (roof
222 heights and pitches).
223 J. Simons: Will this property be managed by a single entity or will this be carved up?Are all roadways private
224 ways(trash pickup)?Question is this becomes shared public space--who owns it,manages and takes care of it.
225 '. Loza"lto: Likely the property will be managed by several companies, Aimeo,Trinity Financial and others,
226 including hotel operator and a coordinating manager for the entire site. Streets would function like any other street
227 in town; intended for all residents to use and have access to this site. We will patrol them, have security, we will
228 know what's going oil; if someone abandons a car we would know quickly.
229 J,.Simons: 'file second tranche of buildings is the same length as the first. What is the size of the largest rain
230 garden?
231 J. Martin: Yes, building run is approx. 250 ft deep, The major rain garden depicted on the plan is approx. 5 or 6
232 acres of natural buffer.
233 M,.._Lozarlct: We really spent a lot of time to make sure this representation is as accurate as it can be.Addressed
234 lighting along the walking path which changed to lower bollard type lighting to avoid light contamination.
235 P. Boynton: The student dormitories were merely suggested in the video.
236 J, Martin: We have not yet:engaged with Merrimack College and have not begun the design of those buildings.
237 P. Boynton: Pleased to see the efficient movement of people through the garages. I'm surprised that the 5-story
238 student dormitory buildings have not been addressed yet; it is a I person occupancy student dorm which is one
239 of the largest buildings in the proposal, Those are missing in this video tour. Many residents of the community
240 have expressed comments regarding the student dorms. We need to understand how they fit in, My recollection is
241 the Chair and the Board asked for perspectives of the structures, not only within the development,but for
242 perspectives from the surrounding neighborhoods. That is a key aspect o,f understanding how this will look. I
243 assume this is forthcoming.
244 M. Lozano: We have been working out that; it's difficult considering the distances. Some of the dorms are approx.
245 390 ft. ft. away from the property line; the trees in that area are between 80-100 ft. tall. We are putting that
246 presentation together now and are looking for exact representation.
247 E Golclb�: I expect those view corridors are forthcoming.
248 PY Benton: Architecturally, you are creating a"prototypical New England village". I see these 4-story buildings,
249 35 ft. from a roadway and I think Somerville, Cambridge,Lawrence, Lowell. What New England village are you
250 modeling this development after?
251 J. Martin: Early in the process,we provided precedence from places in MA, CT, ME, and NI-I as well. Storrs CT,
252 Hanover,NL1; we looked at a lot of college towns. TheDartmouth Green has a lot of the same characteristics this
253 will have, as well as,Main Street in Amesbury,MA.
254 E. Goldberg: To an extent, I understand why you are asking this, To me, this looks like Hanover. I don't see this as
255 NE village green,I see this as small college town. You may be avoiding that because that's not the pitch that you
256 think would work here. I think it should work here; this is a small college town; off a main highway, self-enclosed,
257 with residential units, retail, a potential grocery store. I do see this as a small college town within a town.
258 Personally, I don't think there's anything wrong with that.
259 J. Simons: It looks very urban to me like Somerville or Cambridge. I like the architecture, but it's very urban,to
260 give another example, it resembles the large apartment,complexes built in Denver behind Coors Stadium. It's
261 urban, it's great, but this is North Andover. ]'here are no 5-story buildings in North Andover.
6
Town of North Andover
PLANNING BOARD
Isiftm Goldberg, Chairman •' Johii Simmis
Peter Boynton i%/' Melly Cormier
• �' -%� Atissa Koenig
Tnesda Ait trst 17 2021 ii7 7 J.m, .1201MMain Street Town Hatl North Andover MA 01845
262 E. Goldberg: There aren't any in town now,but why can't there be?Just because in the past there haven't been
263 any?In one part of North Andover, why can't there be a 4 or 5-story building, something with more of all urban.
264 type feel?North Andover has over 30K people and it is not the small town that it used to be. We can still talk
265 about different densities. .I struggle with the notion that because there isn't anything like this in town that there
266 can't be anything like this.
267 P. Boynton: I'm asking this question because we are seeing a well-done video with clusters of 40 ft, trees. It is not
268 a real depiction. As a town Board, we have an obligation to challenge all applicant when there may be a
269 characterization which does not reflect reality. Part of our role is, if we see something that isn't realistic; we need.
270 to challenge it to at least get on the record for our neighbors in North. Andover. I think we are challenging this in a
271 fair manner. 'There is nothing wrong with the feel of a college town. I also agree with John that you don't see 4-5
272 story buildings around the green in Dartmouth.This is urban. Sure,North Andover could transition into an urban
273 location. It is very important For us to have a discussion about this because I characterize the bylaw as saying, "this
274 fits within the character of the town", and the reason we are asking these questions is because it is a little hard to
275 see how this urban proposal, surrounding a small town green, tits within the character of North Andover. It's
276 difficult to see eight now.
277 E. Goldberg: The size and scope of the town is changing. Uic question is, does something like this fit in and can it
278 be adapted to and can it make better the town? Even if it doesn't seem to squarely fit in now--is this better? This
279 is the question that ultimately Town Meeting will address. We need to be satisfied with this. We are creating now
30 zoning. The question is not necessarily does it correlate with what:we have had in the past, but should this be part
281 of the fixture?Can there be somewhere in town that is somewhat self-isolated that gives us all these housing
282 benefits that we need and still maintain the downtown, out-country, common experiences,Rt. 114 currently has a
283 different feel than being on Salem or Johnson Streets.Parts of this summary need correction, but I think we all get
284 a certain feel from this and the ultimate question is whether that is something we can recommend to the town as
285 being a future benefit.
286 R. Boynton: You have nicely framed this.My takeaway is, can North Andover benefit from mixed-use, having
287 these corner grocers,range of different housing that is a little different than the rest of the town. We have spent a
288 year talking about this and why does it have to be binary? Why does it have to be, "we're not,going to do this"or
289 "we are going to do it at this extreme urban density". Why can't we have all those things that you just described
290 with 3-story buildings,with a density where we don't have to trade off distances to Rt. 1]4 and local
291 neighborhoods because we are trying to pack too much in?There's been some reduction, 3 out of 15 buildings
292 have been lowered by a floor; it's still binary, big and dense.
293 .1. Martin: Responded that this is certainly not binary, however density does lead to vitality. We are trying to
294 include enough density to support the small footprint retail shops and restaurants.People will not drive long
295 distances to go to a small, I sq. ft. shop. Even at 13K-I5K sq. ft.the small grocer here does not have a big
296 catchment area. For this square to be active and have people in it, it largely depends upon the number of residential
297 units within a walkable distance of about 1,250 ft. (length.of our residential street)There is a benefit to the
298 additional density. This is a thoughtful proposal. We feel this is the housing density we need to make this the
299 active,vibrant place that we all want it to be.
300 E. Goldben4: This is not an easy task;this is a really challenging site with a unique proposal than we are used to
301 seeing; it goes very far. Peter's points are well taken. We need to find the right balance of all the different aspects.
302 I'm not sure there is a perfect answer; ultimately there remains more work to be done. The question may be,
103 whether it is good enough, or not good enough, but this video and data are a step in the right direction. I would
'A like to see is the view corridors from the different properties looking into the site,whether that be pictures or
305 simulations and for the Program Summary chart to be revised to compare to what is there now.
7
Town of'North Andover
PLANNING BOARD
Eitan Goldberg, Cfrairnian '' John Simons
Peter Boynton /%/ •, Kelly Coiwiiei,
Alhua.Koenig
Tuesrla An ust 17 2021 c 7 p .m. 120 Main Str-eet Town Hall North Andover MA 01845
306 1 Enright: Elements that still creed review include parking ratios, circulation plans, sidewalks; update to the fiscal
307 impact/school capacity, and traffic study update. We are going to establish all escrow account and peer review the
308 preliminary stormwater design which should be turned around in a month or so.
309 E, Goldberg: Encouraged public comments oil reaction to the video. Has there been any public ernail comment or
310 reaction to the video?
311 J. Enright: Received one resident comment, from J.'Young, 29 So. Bradford Street(9:15 p.m.)regarding, "whether
312 there will be deeding that protects the property from being transferred to Merrimack College"?
31.3 E. Goldberg: I don't believe there is anything in the current proposed bylaw regarding deed restrictions pertaining
314 to the sale of any particular buildings. There will be"use"restrictions for residential uses, other retail uses, etc.
31.5 J.Enright: The development agreement could potentially address it.
316 E. Goldber r: It's rare to draft exclusions like that, sometimes we do it to exclude certain uses when creating a
317 district. It's rare to restrict who the property can be sold to, but there could be restrictions in the plans about
31.8 changing the nature of the building or the projects where the applicant would have to return to Town.Meeting or to
319 the Board. If it's a tax question that would probably be discussed in the development agreement process, insuring
320 tax revenues for the town,etc.
321 J.Enright: Received all abutter comment from M.L. Schaalman, (8/13/2 1-read email & response into the record)
322 regarding, "Why are tine developers not being asked to submit a proposal compliant with existing residential.
323 zoning", "What aspects of their proposal are not compliant with current zoning?", and "What would a compliant
324 proposal look like...i.e. limit oil number of units, uses allowed?" (See detailed response email, (210817 Resp to
325 .Abutter Comment).
326 E. Goldberg: To summarize, if they were doing this proposal within current zoning it would be by-right and they
327 wouldn't need to come before the Board. Some things would require special permit, but there are many potential
328 uses in current zoning for what they could clo now. It's not uncommon for a property owner to come before Town
329 Meeting where things have either changed in town or there are issues related to their property and the zoning
330 currently in place is inadequate,needing change. We talked about some of those bigger projects, but there have
331 also been smaller ones where the current zoning wasn't as beneficial as the potential changed zoning, so the
332 change was requested, resulting in approval or non-approval. There are infinite possibilities that could comply
333 with current zoning. Many uses in this proposal are allowed either by special permit or by right,residential Lill its,
334 hotel, granted they are different sizes,dimensions and setbacks,which could potentially change. Retail, restaurant
335 and professional and business office use are not specified in the current,zoning. This is a whole new proposal,
336 there isn't much benefit to comparing it to what is there now, but it is a good answer to the question.
337 [Continued to the Thw-, lcry, ASel)tember 9, 2021Planning Boca l meeting]
338
339 MINu'rES APPROVAL:
340 MOTION: A. Koenig made a motion to approve the July 20,2021 Planning Board meeting minutes. J. Simons
341 seconded the motion. Roll Call vote: P. Boynton voted yes. A. Koenig voted yes. E. Goldberg voted yes. J. Simons
342 voted yes. The vote was 4-0, unanimous in favor
343
344 ADJOURNMENT
345 MOTION: P. Boynton made a motion to adjourn the meeting. The motion was seconded by J. Simons. Meeting
346 adjourned @ 9AI p.m. Roll Call vote: P. Boynton voted yes. A. Koenig voted yes. J. Simons voted yes. E.
347 Goldberg voted yes. The vote was 4-0, unanimous in favor.
348
8
Town of North Andover
PLANNING BOAR])
John Simons
Y
Eitara Goldberg, GJrrrrrrttart � �
l''eter•.Boyntort % %'� "• Kelly Cormier
• Alissa Koenig
Tuesdav,August 17, 202X a, 7tr.ytr., 120 Main Street, Town Hall,North Andover,MA 01845
349 MEETING MATERIALS: Planning Board Meeting Agenda August 17,2021,MeetingMinutes July 20,2021;Staff
350 Repor :210817 Staff Report;247 Chickrahry,Load,Enterprise Bank:Pictures: IMG-2953, IMG-2950, IMG-2948,IMG-
351 2947,IMG-2945,IMG-2944,Enterprise Bank As-Built Plan 7-21-21,20190716 Recorded Decision 247 Chickering Rd;325
352 Johnson,Kevin &Alison Sparks: Stormwater Peer Review:REV HydroCAD Report,210813 2"d_Storinwater Peer
353 Review 325 Johnson St.,210809 REV Site Plan 325 Johnson—storanwater resp.,210809 Applicant Resp Comments,
354 210608 Stormwater Peer Review. 325 Johnson.St.,Draft Decision: REV Draft'Decision--325 Johnson Street WSP,325
355 Johnson—Draft Decision-WSP,Departnsent Review:210707 DPW Operations Comment,Application: Plot Plan 05202021,
356 210526 Application Watershed SP_Full,210809 REV,Site Plan 325 Johnson—stormwater review resp.;.733 Turnpike St.,
357 Anti B. Le: Locus: acrial view--locus,733 Turnpike and abutting property,Draft Decision:210817 Common Parking--733
358 "Turnpike St—draft,Department Review:21070E Health Comment,210703 DPW Operations,210702 Building Comment,
359 Applicatioll: Application---Special.Permit;Planning Board 'hiclusionar Bylaw:210720 Part 13 Inclusionary Housing
360 Rcquirements;Royal Crest Estates 1 &28 Royal Crest Drive Trinity Financial Jim Keefe: Abutter Comment: 210817
361 Abutter Comment--Schaalman,210817 Resp to Abutter Comment,210817 Resident Comment—Young,Mixed Use Overlay
362 District proposed uses, R-5 Zoning District,'Tbl 2 Summary of Dimensional Reqs,31)imagery video:Rc Drive Through
363 Video reduced,210817 PLAN REVISION SUMMARY,
364
9