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HomeMy WebLinkAbout200804-15 Discussion Memo in Support of App for Prelim Plan Appvl for PDD SP A zg'li'T' two MILL$ III I N()MI A111)(M � TOWN OF NORTH ANDOVER PLANNING BOARD APPLICANT & OWNER: RCG NORTH ANDOVER MILLS LLC PROPERTY: ASSESSORS MAP 69, PARCEL I & MAP 68, PARCEL 10 21 HIGH STREET, NORTH ANDOVER MEMORANDUM IN SUPPORT OF APPLICATION FOR PRELIMINARY PLAN APPROVAL FOR PLANNED DEVELOPMENT DISTRICT SPECIAL PERMIT (PHASE 11) (Section 11 of North Andover Zoning Bylaw) I. 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 Phase 11 of a rnulti-phased mixed use development known as East Mill as further described below. Specifically, the Applicant is the owner (the "Owner") of certain real property consisting of 22.65 acres of land, known and numbered as 21 High Street (formerly known as One 1--ligh 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 69, Lot 1, and Map 68, Lot 10 (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 and attached hereto as Exhibit A. 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 entitled "ALTA/ACSM Land Title Survey" and attached hereto as Exhibit B (the "Property"). Phase I of the Planned Development District, including 20 one- and two-bedroom apartments, -15,000 square feet of retail space, street improvements, and other improvements was previously approved by the Planning Board on October 2, 2007. This Application relates to the full build-out of the proposed redevelopment project as discussed with the Planning Board at its meeting held on June 5, 2007, RCG NORTH ANDOVER MILLS, LLC Page 1 of 10 s EAST MILL still A400Vt � I[. PROPOSED PROJECT As noted above, the Applicant proposes that the Project will consist of the following: (a) the renovation and conversion of approximately 65,000 square feet of currently vacant office space into a total of 50 residential, loft-style, one- and two bedroom apartments to be located on the ground floor of Building No. 3A, and upper floors of Buildings 1, 1A, 3, 3A, and 32, with an address of 120 Water Street; (b) the expansion of the Water Street parking lot to accommodate 70 new parking spaces; (c) the expansion of allowable uses for commercial space on site to include a mix of commercial uses which are listed as permitted within a Planned Development District; (d) the expansion of the surface commercial parking lots to include 189 new parking spaces to ensure that an adequate number of parking spaces are provided for both existing and proposed uses; (e) the construction of a new culvert connection from the mill pond to the existing stormwater systems in order to improve stormwater management, along with the construction of a new deck area over the connection; (f) the construction of 39 new one- and two-bedroom condominiums overlooking the mill pond, along with associated site and landscaping improvements; and, (g) the construction of 98 new one- and two-bedroom condominiums and expansion of the parking garage to add 105 new parking spaces with associated site and landscaping improvements; all of which is shown on the attached site plans described below. -- An engineered site plan entitled "Preliminary Plan-- Planned Development" shall be attached hereto as Exhibit C. -- A schematic master plan entitled "Master Plan -- Planned Development" shows the full proposed build-out of the site and shall be attached hereto as Exhibit D. -- Unit plans for the proposed residential apartments in the existing buildings are attached hereto as Exhibit E. RCG NORTH ANDOVER MILLS, LLC Page 2 of 10 EAST MILL ill I NOs Ilf A't[)OVr � --Schematic elevations and unit plans for the 39 residential units to be Iocated adjacent to the Mill Pond shall be attached as Exhibit F. --Schematic elevations and unit plans for the 98 residential units shall be attached hereto as Exhibit G. -- A Fiscal Impact Study shall be attached as Exhibit H. -- A Parking Master Plan chart is attached hereto as Exhibit I. Collectively, the proposed improvements as described above and as shown on Exhibits A through I shall be referred to as the Project. III. REQUIRED RELIEF Based upon our preliminary review of the proposed improvements, and after consulting with the Town Planner, the Applicant has determined that a preliminary approval of a Planned Development District will be required to be issued by the Planning Board in accordance with Sections 11 of the Zoning Bylaw of the Town of North Andover, as most recently amended in June, 2007 (the "Zoning Bylaw"). Over the course of the past thirteen months, representatives of the Applicant have islet with individual representatives of the Planning Department and appeared before the Planning Board to discuss their plans. The Applicant's Project will also be reviewed by the Town s Technical Review Committee (TRC), as well as other Town departments as appropriate. IV. PLANNED DEVELOPMENT DISTRICT SPECIAL PERMIT CRITERIA Section 11 of the Zoning Bylaw establishes the criteria for a Preliminary PIan 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 Prelin-tinary 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. RCG NORTH ANDOVER MILLS, LLC Page 3 of 10 i i rEAST w o # sill MILL l � 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 livability and aesthetic qualities of the Machine Shop Village and other neighboring downtown areas. The proposal will promote the efficient use of land by reusing existing buildings and adding buildings at appropriate locations 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 add to on- site parking areas, which will result in no hazard to vehicles and pedestrians. In addition, the Applicant has agreed to make street improvements along High Street as part of Phase I of the Project, which will be coordinated with the Public Works Department and designed to minimize the potential for hazards to vehicles and pedestrians in adjacent public ways and on the Property. 3. Adequate parking facilities are provided for each use and structure in the development. The proposal includes adequate parking facilities for the proposed uses. A chart identifying all existing and proposed parking spaces shows how the phased growth of the site meets the zoning requirements and has been attached as Exhibit 1. 4. Major facilities or functions which rewire citing within scenic areas are designed to be visually compatible with the natural or historical characteristics. The new buildings have been schematically designed to be visually compatible with the natural and historical characteristics of the site and Machine Shop Village District. 5. The Project does not adversely affect the natural environment to the detriment of community character and public health and safety. RCG NORTH ANDOVER MILLS, LLC Page 4 of 10 EAST ITWI Ind off IIN0411iA40DVfe The project will have a positive impact on the condition of the mill pond by enhancing stormwater management (in terms of quality), and in protecting the community from potential flooding impacts from storm events. Section 11.5 Permitted Uses The proposed uses, both commercial and residential, will comply with permitted uses under Section 11.5. The Project also meets the area requirements under the PDD regulations as described below. Zoning Area Requirements Cate or 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 20% Usable Open ✓ Space to be conveyed. Space has been identified. 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 site has had many generations of buildings associated with its industrial history. In recent years, the inability to retain large corporate tenants RCG NORTH ANDOVER MILLS, LLC Page 5 of 10 1EAST 1,:. r woM I L L f! + I a A I I NOi IIt A14i1f)V has indicated that mixed uses that are consistent with a suburban downtown are the most appropriate use of the land. This application proposes uses that allow the site to grow economically and that aim to establish a vibrant community, attracting desirable residents and businesses that are complementary to the surrounding neighborhood. These uses are in line with the stated goals of the PDD and with the trends in urban planning that encourage mixed uses for economic and environmental reasons. Further, the proposal promotes density where town services are already in place and complies with all of the requirements of the PDD Bylaw. 2. Preventing overcrowding of land: This proposal utilizes a spacious site appropriate for development due to its current use and its proximity to the downtown. The new buildings proposed will account for less than 20,000 square feet of new lot coverage and the total lot coverage upon completion of the plaster plan will be less than 25% of the Property, including the entirety of the parking garage building. By targeting this site as a Planned Development, the Town will be less dependent on the development of less suitable sites for economic growth. 3. Conserving the value of land and buildings: The proposal will not only enhance the Property's value by re-activating the vacant space, but will also help conserve the historic structures that comprise the former Davis & Furher Machine Shops as part of the Machine Shop Village area. Further, the project will have a net positive fiscal impact for the Town through increasing the commercial and residential tax base at marginal costs for the provision of services. 4. Lessening congestion of traffic: The mixed uses for this Project help ameliorate traffic congestion by distributing trips throughout the day rather than creating concentrated "rush hour" traffic congestion as office workers arrive and depart. A full technical discussion of expected traffic impacts will be found in the traffic study to be completed as part of the Definitive Plan Approval review process, 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 RCG NORTH ANDOVER MILLS, LLC Page 6 of 10 EAST all , MILL milli N0 111 A`IDOVP '? underutilized pedestrian environment. The residential units, consisting of 1-2 bedrooms each, would not create an undue impact on Town services. 6. Providing adequate light and air: The Project complies with height and setback requirements of the zone and maintains large open areas, including an Open Space Area of over 4.5 acres to be permanently protected by a perpetual conservation restriction. 7. Reducing the hazards from fire and other danger: Improvements to the historic buildings will result in upgrades to comply with the current building code requirements, thereby reducing the potential dangers from fire or other hazards. In addition, the construction of new stormwater management systems will result in enhanced water quality in the mill pond and improved drainage systems, Finally, the proposed mix of uses will result in the development of uses compatible with the surrounding neighborhood rather than industrial and other noxious uses currently allowed under the Zoning Bylaws for 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 largely 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 as described in the Fiscal Impact Study. Based upon our experience with developing similar mixed- use communities, the proposed loft apartments do not attract families with school-age children, thereby reducing the potential impact on the school system. Further, the new condominium units are designed for young professionals and those persons seeking to downsize rather than attracting large families. Included in Phase 1 of the Project were significant street improvements on High Street which will offset the potential costs of providing a safe transportation environment. The concentration of population in proximity to town services will aid in the efficient delivery of services. 9. Controlling the use of bodies of water, including watercourses: The project includes the proposed execution of a conservation restriction on Usable Open Space that will control the use of much of the mill pond area, Further, this proposal includes: new piping to aid in the flow of the mill pond, especially in storm conditions; treatment of the landscape surrounding the pond RCG NORTH ANDOVER MILLS, LLC Page 7 of 10 v�� EAST .r"I I i -i-1111 .. d 1AI I I N(., � til A110OVi e to help maintain water duality and prevent bank erosion; and maintenance of the gates controlling the flow of the pone downstream . 10. Reducing the probability of losses resulting from floods; A new culvert connection that increases the capacity of the site to handle storm conditions will greatly reduce 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, including increasing business to other local retailers. Finally, improving the aesthetics and health of the scenic mill pond provides an amenity to the ecosystem and aesthetics of the Town. PDD SPECIAL PERMIT (GENERAL) 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 PDD, 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 new buildings have been designed to integrate with the character of the site. RCG NORTH ANDOVER MILLS, LLC Page 8 of 10 n, 111 , II 1MILL d l #II I M A'IDOVft 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 site is served by all appropriate water, sewer and other utilities and infrastructure. The Applicant shall provide for any new services or capacity required by 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 Plans 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 consistent with the Town's 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 Hearin RCG NORTH ANDOVER MILLS, LLC Page 9 of 10 EAST r, _, W,., M I L L 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 November 20, 2007. PIease advise if supplemental information will be necessary or if you have any questions, Sincerely, David teinb�rgh Manager RCG North Andover Mills LLC RCG NORTH ANDOVER MILLS, LLC Page 10 of 10