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Home My WebLink About2008-01-18 Decision Phase II - Prelim PDD SP z , � `1QRT6{ O 1Vr D o 2000 JAN 22 PH 4: 17 ,t R 7,4A°area $s S�'� MASSAC,'HUSE i l;; PLANNING DEPARTMENT Community Development division RCG North Andover Mills, LLC. 17 Ivaloo Street Somerville,MA 02143 January 18,2008 RE: RCG North Andover Mills, LLC. Phase H-Preliminary Planned Development District Special Permit At its January 15, 2008 meeting,the Planning Board herein approved the second phase of a multi-phased, mixed-use development referred to as the East Mill, located on 21 High Street (formerly known as One High Street) and includes the redevelopment and conversion of 65,000 s.£ of existing buildings to 50 l- and 2-bedroom apartments to be located on the ground floor of Building No. 3A, and upper floors of Buildings 1, IA, 3, 3A, and 32, with an address of 120 Water Street, renovation of 50,000 s.f. of existing space for commercial uses allowed in the Planned Development District, construction of 39-unit residential building located adjacent to the existing mill pond, construction of 98 new one- and two- bedroom residential units proposed to be located on and adjacent to the existing structured parking garage, streetscape and associated improvements to the parking areas and landscaping as shown on the site plans and materials listed below. The parcel is designated on the Town Assessor's Map 69,Lot 0001 with the vast majority of the site located within the Industrial S Zoning District and a small portion of the site located in the Residential 4 Zoning District. The application was submitted by David Steinbergh, RCG North Andover Mills, LLC, on October 19,2007. Findings of Fact The Planning Board makes the following findings relative to this proposed Preliminary Planned Development District plan: 1. On October 2, 2007, the Planning Board previously approved Phase I of the project, which included the renovation of 35,000 s.f. of existing office space to 15,000 s.f. of retail space and twenty (20) l- and 2-bedroom apartments and streetscape and other improvements (collectively, the "Phase I Project") pursuant to a Planned Development District Special Permit, dated October 12, 2007, recorded with the Essex North District Registry of Deeds in Book 10993, Page 46, as well as a Site Plan Review Special Permit, dated October 12, 2007, and recorded with said Deeds in Book 10993, Page 52. 2. On October 9, 2007, the Applicant filed an application for Preliminary Approval of a Planned Development District pursuant to Section 11.0 of the North Andover Zoning Bylaw for the second phase of the redevelopment project at East Mill, which is proposed to be located on the Property(the "Phase H Project"). 1600 Osgood Street,North Andover,Massachusetts 01845 Phone 978.688.9535 Fax 978.688.9542 Web www.townofnorthandover.com f 3. The Preliminary Plan adheres to the standards and requirements indicated in Section 11.3.2 Contents of Preliminary Plan of the Town of North Andover Zoning Bylaw Amended July 10, 2006. a. The Plans correctly show the Planned Development Boundaries, north point, date, scale, legend, and title "Preliminary Plan: Planned Development:"the name or names of applicants,and engineer or designer. b. The Plans correctly show the names of all abutters, land uses, and approximate location and width of all adjacent streets. c. The Plans correctly show the existing and proposed lines of streets,ways, easements, and of any public areas within or next to the Planned Development. d. The Plans correctly show the approximate boundary lines of existing and proposed lots with approximate areas and dimensions. e. The Plans correctly show the proposed system of drainage, including adjacent existing natural waterways and the topography of the land in a general manner. £ The Plans correctly show the existing and proposed buildings, significant structures and proposed open space in a general manner. g. The Plans correctly analyze the natural features of the site, including wetlands, floodplains, slopes over 12%, soil conditions, and other related features. h. The Plans correctly show the description of the neighborhood in which the tract lies, including utilities and other public facilities and the general impact of the proposed PDD upon them. 4. The Preliminary Plan adheres to the standards and requirements indicated in Section 11.4 Minimum Requirements of the Town of North Andover Zoning Bylaw Amended July 10, 2006. a. The project will provide for a mixture and diversity of retail,residential, and other uses which will enhance,the livability and aesthetic qualities of the Machine Shop Village and neighboring downtown areas. Further, the project will promote the efficient use of land while protecting the natural environment. b. The project will utilize existing vehicular entries and exits and on-site parking areas, which will result in no hazard to vehicles and pedestrians. c. Adequate parking facilities exist for the proposed uses as part of the project. d. The project will be located primarily within the existing buildings. As such, there will be no visual impacts,which would be incompatible with the historic nature of the neighborhood. e. The project will have no impact on the natural environment. 5. On November 26, 1984, the Zoning Board of Appeals issued a Special Permit (the "1984 ZBA Special Permit") under Section 4.1.1(3) of the Zoning Bylaw to permit the extension of the I-S Zoning District into the R-4 Zoning District to permit the construction of a structured parking deck of no more than a total of two levels. Specifically, Condition No. 2 of the 1984 ZBA Special Permit provides that the parking structure "be restricted to no more than a total of two (2) levels (ground level plus one)." The Planning Board finds that this project generally complies with the Town of North Andover Zoning Bylaw requirements listed in Section 11.3 subject to the following conditions. The Planning Board hereby grants an approval to the applicant provided the following conditions are met; General Conditions: 1. While the Planning Board is generally satisfied with the proposed renovations to the existing buildings and related landscaping and parking improvements described as part of the Master Plan for the Phase Il Project, the Board has expressed concerns with the exterior architectural design of the proposed 39-unit residential building, as well as the exterior architectural design and layout of the proposed 98-unit residential building. All exterior architectural designs involving Phase II of this project shall be resolved as part of the definitive plan process. 1600 Osgood Street,North Andover,Massachusetts 01845 Phone 978.688.9535 Fox 978.688.9542 Web www.townofnorthandover.com 2. The Applicant may proceed to file for Definitive Approval of a PDD Special Permit in one or more phases generally based upon the materials and plans described below. For example, the Applicant may decide to apply for an Definitive Approval of a PDD Special Permit for uses proposed within existing buildings, but may decide to defer an application for Definitive Approval of a PDD Special Permit for the 39-unit residential building and/or the 98-unit residential building to a later phase. 3. Should the applicant apply for Definitive Approval of a PDD Special Permit for a particular phase which includes the proposal for the 98-unit residential building to be located on and/or adjacent to the existing structured parking garage, the Applicant shall demonstrate to the satisfaction of the Planning Board that (either through a rezoning, a written determination by the Building Inspector, or otherwise) any existing restrictions on the proposed build out of said residential building, including Special Condition No. 2 of the 1984 ZBA Special Permit are not applicable to said 98-unit building proposed as part of an application for Definitive Approval of a Planned Development District Special Permit. As the applicant followed the procedures and provided the information required by the Sections 11.3 and 11.4 by the Findings of Fact the Planning Board herein APPROVES this application with the exceptions noted in above for a Preliminary Planned Development District Special Permit. 1. The following materials and plans are included as part of this decision: Reports titled: Application for Preliminary Plan Approval for Planned Development District (PDD) Special Permit—Phase II Prepared for: RCG North Andover Mills, LLC. 17 Ivaloo Street Somerville, MA 02143 Prepared by: RCG North Andover Mills, LLC. 17 Ivaloo Street Somerville, MA 02143 Dated: October 19, 2007 Appendix: A-J Plan titled: North Andover Mills Prepared for: RCG North Andover Mills, LLC. 17 Ivaloo Street Somerville,MA 02143 Prepared by: Khalsa Design, Inc. 17 Ivaloo Street Somerville, MA 02143 Dated: June 15, 2007 Sheets: A-020, A-103, A-103.5, A-105 Reports titled: Traffic Impact Assessment "East Mill"North Andover, MA November 2007 Prepared for: RCG North Andover Mills, LLC. 17 Ivaloo Street Somerville, MA 02143 Prepared by: Design Consultants, Inc. 265 Medford Street Somerville, MA 02143 1600 Osgood Street,North Andover,Massachusetts 01845 Phone 978.688.9535 Fax 978.688.9542 Web www.townofnorthand over.corn J Dated: November 2007 f7,r C F cc: Planning Department - Town Clerk 008 JA14 22 P ti 14 r 17 Building Department NORTH 1600 Osgood Street,North Andover,Mossochusetis 01845 Phone 978.688.9535 fox 978.688.9542 Web www.townofnorlhandover.com