HomeMy WebLinkAbout2008-01-18 Application for Prelim Plan Appvl for PDD SP-Phase II SMOLAK & VAUGHAN John T. Sinotak, Esq.
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June 15,2007
By Hand
Richard A. Nardella, Chairman
Planning Board
Town of North Andover
1600 Osgood Street
North Andover,Massachusetts 01845
RE: , Application for Preliminary Plan Approval for Planned Development
District(PDD)Special Permit
Property: 21 High Street
Owner/Applicant: RCG North Andover Mills LLC
Dear Mr. Nardella:
On behalf of the Applicant,RCG North Andover Mills LLC,enclosed
please find ten (10) copies (stamped by the Town Clerk) of the Preliminary Plan
Application for Planned Development District Special Permit, memorandum in
support of the same, along with attached site plans.
The proposed project represents the first phase of a proposed multi-
phased redevelopment of the property now known as East Mill located at 21
High Street. Phase 1 of the project includes the renovation of 15,000 s.f. of vacant
office space into new retail uses, the renovation of 20,000 s.f. into a total of
twenty (20) new residential loft apartments, along with proposed streetscape and
other improvements as shown on the attached site plans.
On behalf of the Applicant, we look forward to working with the Planning
Board and Planning Department on this proposed mixed use redevelopment
project. Please feel free to contact my office with any further questions or
concerns.
Sincerely,
j4oh/n T. Smolak
JTS/
cc: David Steinbergh, Manager, RCG North Andover Mills LLC
Distribution List
Jefferson Office Park,820'rurnpike Street,Suite 203,North Andover,MA 01845
WWW.SMOLAKVAUCHAN.COM
Town of North Andover Planning Board
Application for
PRELIMINARY - Planned Development District Special Permit
Please type or print clearly.
1. Petitioner: RCG North Andover Mills LLC
Petitioner's Address: 17 Ivaloo Street, Somerville, MA 02143
Telenhnnr nnmhar.617 625 e?15
2. Owners of the Land: RCG North Andover Mills LLC
Address: 17 Ivaloo Street, Somerville,MA 02143
Number of years of ownership: 6 months
3. Year lot was created:
4. Description of Proposed Project: _Conversion of 3,5,000 square,feet of existing office space to
15,000 square feet of retail space and twenty 1-and 2-bedroom apartments.
S. Description of Premises: 2355,000 sf of office and research and development space in a series of
attached and free-standing_brick_buildings
6. Address of Property Being Affected: One High Street W Street&21 High Street r
Zoning District: I-S
Assessors: Map: 069.0 Lot#: 0001-0000.0
Registry of Deeds: Book#: 10601 Page th 340
7. Existing Lot:
Lot Area (Sq. Ft) 588,060 Building Height: Maximum 70 feet
Street Frontage: 1�210 feet Side Setbacks: N/A
Front Setback: 0-94 feet Rear Setback: NIA
Floor Area Ratio: 0.40 Lot Coverage: 0.19
8. Proposed Lot(if applicable): N/A
Lot Area(Sq. Ft) Building Height
Street Frontage: Side Setbacks:
Front Setback: Rear Setback:
Floor Area Ratio: Lot Coverage:
9. Required Lot(as required by Zoning Bylaw):
Lot Area (Sq. Ft) 60,000 Building Height N/A
Sheet Frontage:N/A Side Setbacks:N/A
Front Setback: N/A Rear Setback:N/A
Floor Area Ratio:N/A Lot Coverage:N/A
10. Existing Building(if applicable):
Ground Floor(Sq. Ft.) 45,000+1- #of Floors: 3-5
Total Sq. Ft. 150 p00+/- Height: Maximum 70 feet
Use; Office Type of Construction Wood frame with Brick
11. Proposed Building:NIA
Ground Floor(Sq. Ft.) #of Floors:
Total Sq. Ft. Height:
Use: Type of Construction
12. Has there been a previous application for a Special Permit from the Planning Board on these
premises?No If so,when and for what type of construction?NIA
13. Section of Zoning Bylaw that Special Permit is Being Requested:
Sections 10.3 & 11.
14. Petitioner and Landowner signature(s):
Every application for a Special Permit shall be made on this form which is the official form of the
Planning Board. Every application shall be filed with the Town Clerk's office. it shall be the
responsibility of the petitioner to furnish all supporting documentation 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.
Petitioner's Signature: •
Print or type name here: David Steinber h Mana er RCG North Andover Mills LLC
Owner's Signature:
Print or type name here:
14. Please list title of plans and documents you will be attaching to this application.
A. Memorandum to Planning Board
B. Existing Conditions Survey
C. Preliminary Plan—Planned Development
D. Perspective Views of Building Exterior after Residential Conversion.
E. Unit Plans for Building 3A(Drawing A-103).
F. Unit Plans for Building 11 (Drawing A-103.5).
G. Unit Plans for Building 11 Penthouses(Drawing A-105)
H. Retail Space Plans for Floor 1 of Buildings 1, IA and 2
1. Retail Space Plans for Floor 2 of Buildings 3
3. List of Abutters
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TOWN OF NORTH ANDOVER PLANNING BOARD
APPLICANT &
OWNER; RCG NORTH ANDOVER MILLS LLC
PROPERTY: ASSESSORS MAP 069.0 PARCEL 0001-0000.0
21 HIGH STREET, NORTH ANDOVER
MEMORANDUM IN SUPPORT OF APPLICATION FOR PRELIMINARY PLAN
APPROVAL FOR PLANNED DEVELOPMENT DISTRICT SPECIAL PERMIT
(Sections 11 and 10.3 of North Andover Zoning Bylaw)
1. INTRODUCTION
RCG North Andover Mills LLC is the applicant (the "Applicant") seeking
a Preliminary Plan Approval of a Planned Development District (PDD) Special
Permit for the first phase of a multi-phased mixed use development known as
East Mill as further described below. Specifically, the Applicant is the owner of
certain real property consisting of 22.65 acres of land, known and numbered as
21 High Street (formerly known as One High Street). The site is located at the
corner of High Street and Water Street, and is designated on the Town Assessor's
Maps as Map 069, Lot 0001-0000 (the "Property"). The Property currently
consists of a total of approximately 235,000 square feet of existing office and
research and development (R&D) space, and is shown on an Existing Conditions
plan attached hereto as Exhibit B (the "Property"). The Owner acquired the
Property by deed from FUCMS 2000-C2 Andover Mills, LLC, dated January 22,
2007, and recorded with the Essex County North District Registry of Deeds in
Book 10601, Page 340.
This Application relates solely to the first phase of the proposed
redevelopment project as discussed informally with the Planning Board at its last
meeting held on June 5, 2007. The Applicant anticipates additional development
as part of the PDD in line with the redevelopment program outlined in earlier
presentations to the Planning Department and Planning Board. The portion of
the Property on which the first phase of the Project is proposed is located within
existing buildings entirely within the Industrial S (I-S) Zoning District, where the
proposed uses of the Property are permitted, subject to the issuance of a PDD
Special Permit,
II. PROPOSED PROJECT
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As noted above, the Applicant proposes that the first phase of the
proposed project ("Phase One") will consist of the following:
(a) the renovation and conversion of approximately 15,000 square feet
of currently vacant office space to retail uses on the ground floor of Buildings
No. 1, 1A, 2, and 3, fronting High Street;
(b) the renovation and conversion of approximately 20,000 square feet
of currently vacant space to a total of twenty residential, loft-style, one- and two-
bedroom apartment units located within the second floor of Building No. 3A
(aka Floor 3) and Building No. 11 (aka Floor 3.5), the entrance to which will be
from Water Street. These units will be located on the upper floors of these
buildings in order to both preserve the marketability of the commercial space on
the lower levels, and to create a mixed use feel to the East Mill project;
(c) the installation of streetscape improvements as they relate to High
Street in the vicinity of the proposed retail uses;
all of which is shown on the attached site plans described below.
--A Certified Plot Plan titled "Preliminary Plan - Planned Development"
shows the proposed areas of conversion in the existing buildings and is attached
hereto as Exhibit C.
--Unit plans for the proposed residential apartments are attached hereto as
Exhibit D.
--Perspective renderings of the Building Facade from Water Street and
from the Mill Pond are attached hereto as Exhibits E and F respectively.
--An aerial view of the proposed upper floor residential apartments is
attached hereto as Exhibit G.
--Diagrammatic space plans for the retail uses are attached hereto as
Exhibits H and I.
Collectively, the proposed improvements as described above and as
shown on Exhibits B through I shall be referred to as the Project.
111. REQUIRED RELIEF
Based upon our preliminary review of the proposed improvements, and
after consulting with the Town Planner, the Applicant has determined that a
Planned Development District Special Permit will be required to be issued by the
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Planning Board in accordance with Sections 11 and 10.3 of The Zoning Bylaw of
the Town of North Andover, as most recently amended in June, 2007(the
"Zoning Bylaw"). As part of the Definitive Plan process, and to the extent
applicable, the Applicant shall also request a waiver of the applicability of
Section 4.2 ("Phased Development Bylaw") in accordance with the provisions of
Subsection 3h) which prnvidns that"the Planning Board may, without u public
hearing and upon written request from the Applicant, permit up to twice the
allowed annual maximum permitted for that project under the provisions of this
Bylaw, provided that building permits issued in succeeding years shall be
limited to less than the permitted maximum, if necessary, to insure that the
overall number of allowed permits is not exceeded," The Applicant requests that
since this application represents one portion of a Phased Plan in itself, that the
Planning Board grant the Applicant the requested waiver in order to allow the
construction and marketing of the proposed twenty units.
Over the course of the past ten months, representatives of the Applicant
have met with individual representatives of the Planning Department and
appeared before the PIanning Board to discuss their plans. The Applicant's
Project will also be reviewed by the Town's Technical Review Committee (TRC).
IV. PLANNED DEVELOPMENT DISTRICT SPECIAL PERMIT CRITERIA
Section 11 of the Zoning Bylaw establishes the criteria for a Preliminary
Plan to be reviewed by the Planning Board as part of the Planned Development
District process. Specifically, the Applicant has attached to this Application a set
of Preliminary Plans conforming to the criteria described in Section 11.3.
Additionally, Section 11 establishes other criteria for approval, as further
described below:
Section 11.4 Minimum„Requirements
1. The Project is consistent with the purposes set out in Section 11.2.
Consistent with the objective of the PDD Zoning Bylaw provisions, the
Project will provide for a mixture and diversity of retail, residential and other
uses which do not detract, but which enhance, the Iivability and aesthetic
qualities of the Machine Shop Village and other neighboring downtown areas.
As a project that is proposing to utilize existing buildings, the proposal will
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promote the efficient use of land while protecting natural resources, such as
water resources, wetlands, and floodplains.
2. Ingress and egress for traffic flow is designed properly so that there will
be no serious hazard to vehicles or pedestrians.
The project will utilize existing vehicular entries and exits and on-site
parking areas, which will result in no hazard to vehicles and pedestrians. In
addition, the Applicant plans to contribute to street improvements,which will be
coordinated with the Public Works Department and designed to reduce the
hazards to vehicles and pedestrians in adjacent public ways.
3. Adequate parking facilities are provided,for each use and structure in
the development.
Adequate parking facilities exist for the proposed uses as part of the
Project.
4. Major facilities or functions which require„citing within scenic areas are
designed to be visuaft c.oampatible with the natural or historical
characteristics.
Since the project proposes uses to be located at existing buildings, there
will be no visual impacts which would be incompatible with the historic nature
of the neighborhood.
5. The Project does not adversely affect the natural environment to the
detriment of community character and public health and„safety.
The project will have no impact on the natural environment.
Section 11.5 Permitted Uses
Both the proposed general retail restaurant, personal services and
recreation uses, as well as the proposed residential loft apartments are permitted
under Section 11.5.
The Project also meets the area requirements under the PDD regulations
as described below.
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Zoning Area Requirements
Category Allowed -Proposed Compliance
Zone I-S/PDD I-S ✓
Area Minimum 60,000 sf 22.65 acres ✓
Uses Residential, Residential, Restaurant, ✓
Restaurant, Offices, Offices, Personal
Personal Services, Services, Recreation,
Recreation, General General Retail.
Retail
Usable Open Minimum 20% Usable Mill Pond and path ✓
Space to be conveyed, areas to be determined
Setbacks Minimum 25 feet from Existing minimum 94 ✓
Residential Zone feet from Residential
Zone
PDD Application Criteria- Written Documentation Requirements.,
The following establishes how the Applicant meets each of the criteria
required to be addressed in the Preliminary Application PDD Special Permit
Application:
1. Encouraging the most appropriate use of land:
The historic mill buildings already occupy the land and this proposal
simply transforms and enhances the use of the buildings consistent with the PDD
Zoning Bylaw requirements. Further, the most appropriate use for the street-
level office space along High Street is retail space that can serve the community
and bring activity to the public spaces around the site. Contemplated uses
include a 3,000 s.f, restaurant, along with a plan to market the remainder as other
mixed-use amenities (cafe, gym, etc.) consistent with the Zoning Bylaw.
The 20,000 square feet of vacant office space designated for the first phase
of residential conversion is accessed from Water Street and provides efficient loft
living with most apartments having views of the mill pond to the rear of the
Property. In addition, the loft-style apartments are located on upper floors in
order to preserve the marketability of the commercial space on the lower levels.
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These uses are in line with the stated goals of the PDD and with the trends
in urban planning that encourage first-floor retail with office and residential
above. Given the market difficulties in securing large offices users for
commercial sites in established residential neighborhoods, we believe a mixture
of uses is most appropriate for the East Mill in order to create a vibrant and
diverse downtown area.
2. Preventing overcrowding of land:
This proposal does not include construction of any new buildings, and so no
overcrowding of land would occur.
3. Conserving the value of land and buildings:
The residences and retail spaces will not only re-activate the empty spaces in the
building, enhancing its value, but will help conserve the historic structures that
comprise the former Davis &Furber Machine Shops as part of the Machine Shop
Village area.
4. Lessening congestion of traffic:
While the retail businesses hope to attract new customers to North Andover and
to the downtown area, vehicle trips will occur at different times from typical
office traffic, creating less traffic during the weekday "rush hours," and new uses
in proximity to existing residential and commercial uses will serve to encourage
greater pedestrian foot traffic.
To this end, the conversion from office use to residential use further Iessens the
number of cars and the intensity of traffic during peak hours, For instance, a
1,500 square foot apartment may include 2 parking spaces, which will come and
go at different times during the day and night whereas 1,500 square feet of an
office typically requires 4-5 parking spaces, with the vehicles typically arriving
and departing at peak traffic times.
5. Preventing undue concentration of population:
We believe this is an appropriate site to add population concentration because of
the existing infrastructure, proximity to local businesses, and an underutilized
pedestrian environment. The 20 units, which are likely to have 1--2 residents
each, should not create an undue impact on Town services.
6. Providing adequate light and air:
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The proposal includes penthouses to be added on top of one building,which will
result in negligible impact to the available light and air on the site and in the
surrounding community.
7. Reducing the hazards from fire and other danger:
W!,;]Q the ,�ta;i and resident;^T , son.�..s�ll . 11 �.. t.._ r._. it .
. _...__ _�... �....... �.�.,... .....�. �,.:,i u.i�..7 rvi�i r�uu �.CrrtGli��1lCVY ldi:l ltiCs, Ll Luse uses
will involve less intense hazards than the intensive manufacturing uses
historically located at the Property, as well as less intensive uses that what the
current Zoning Bylaws allow under the Industrial S Zoning District.
8. Assisting in the economical provision of transportation,water,
sewerage, schools, parks and other public facilities;
The new uses will add value to the existing buildings, which have sat Iargely
vacant for a number of years, and increase the business of nearby retail uses in
the downtown area. The Town will benefit in the form of increased property
taxes, which in turn can be used to enhance services. Based upon our experience
with developing similar mixed use communities, our loft apartments do not
attract families with school-age children, and therefore should not increase the
impact on the school system. We also intend to assist in certain street
improvements that will offset the potential costs of providing a safe
transportation environment.
9. Controlling the use of bodies of water, including watercourses:
This proposal does not impact any bodies of water, and Phase One will involve
no work in wetlands or adjacent buffer zones as defined under the State
Wetlands Protection Act and the North Andover Wetlands protection Bylaw.
10. Reducing the probability of losses resulting from floods:
This proposal will not affect the probability of losses resulting from floods,
11. Reserving and increasing the amenities of the Town:
Our research shows that the Town is underserved with neighborhood retail and
that this re-use of space will increase the amenities for Machine Shop Village
residents and visitors who will have new outlets for dining, shopping, recreation
and/or personal services. In addition, we believe the mixture of uses will create
a constant presence on site, improving safety and enlivening the downtown area.
PDD SPECIAL ftRMI L ( tO.31)
T + ERA„ CRITERIA Section
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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 retail and office use, the site is an appropriate
location for the proposed Project, The site design complements the surrounding
uses and provides for sufficient traffic and circulation improvements, as well as
sufficient water, sewer and other utilities.
b. The use as developed will not adversely affect the neighborhood
character.
The Project provides appropriate building, landscaping and screening setback
from the adjacent properties. There will be no change in the architectural style of
existing buildings, and the use is well suited for its proposed location.
C. There will be no nuisance or serious hazard to vehicles or
pedestrians.
Existing access points to the Property are adequate to serve the proposed
uses.
d. Adequate and appropriate facilities will be provided for the
proper operation of the proposed use.
The project is adequately and appropriately serviced by municipal water and
other utilities that adequately address the needs of the Project.
e. 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 PIans and other information submitted as part of this Application, the
proposed use is in harmony with the general purpose and intent of this Zoning
Bylaw for the following reasons. First, the proposed uses are permitted under
the PDD provisions of the Zoning Bylaw, and will serve to provide a mix of uses
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consistent with the Towns objectives in the Machine Shop Village area. Second,
the proposed uses will further provide for pedestrian amenities to complement
the surrounding uses. Third, the project will enhance the aesthetics of the
Property with new streetscape amenities, landscaping and screening. Fourth, the
Project will help return a largely vacant and unused property back into
productive use, and will provide an important source of new tax revenue to the
Town. Fifth, 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,will serve
to provide additional downtown activity consistent with the Town's efforts to
reinvigorate the downtown area. 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.
Request for a Hearing
In accordance with the provisions of Section 11 of the Zoning Bylaw, the
Applicant requests a hearing on the preliminary PDD Plans which we
understand would be on July 17, 2007. Please advise if supplemental
information will be necessary or if you have any questions.
Sincerely,
Davi Steinbergh�
Manager
RCG North Andover Mills LLC
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