HomeMy WebLinkAbout2022-03-14 Planning Board Minutes Town of Noah Andover
PLANNING BOARD
Eita►r Goldberg, Craigr$d, Sean ICevTalran
Peter•13oy►rto►r �Q Ke11Jl Cormier.
John Simo►ts ATissa lfoe►rig
Mo►rday, February Mardi 14, 2022(a), 7 p.m., 120R Main St►-eet NA Senior Center,North Andover, MA
01845
Present/Planning Board: E. Goldberg, J. Simons,A. Koenig, P. Boynton, K. Cormier-Remote, S. Kevlahan,Assoc.
Present/Select Board: L. Bates, R. Smedile,J. Phillips, C.Nobile, R. Vaillancourt
Absent:
Staff Present: M.Murphy-Rodrigues(Town Manager), J. Enright
E. Goldberg, Chairman: The Planning Board/Select Board meeting for Monday,March 14, 2022,was called to
order at 7:30 p.m. (Read Governor's Order into the record. This meeting is considered a hybrid meeting; both
remote and in-person. Votes will be recorded as roll call this evening.)
L.Bates:Requested a motion to take the Select Board out of recess for the joint meeting with the Planning Board.R.
Vaillancourt made a motion to take the Select Board out of recess.J.Phillips seconded the motion. The vote was 5-0,
unanimous in favor.
DISCUSSION
JOINT MEETING WITH SELECT BOARD
• Update on Royal Crest project by Trinity Financial
• Update on Royal Crest Zoning by Eitan Goldberg
• Update on Development agreements by Melissa Rodrigues
• Discussion between boards
M. Lozano,V.P. Trinity Financial: Provided overview of process that has taken place- many meetings occurred
with abutters, public, stakeholders, local businesses and community organizations,North Andover boards and
committees to shape plans for the better. Town has been doing its due diligence in asking difficult questions,
which have been answered. Stated the project will be a significant benefit to the town.
John Martin FAIR Elkus Manfredi: Described 76-acre site organized into 4 districts; Mill District,Town Center,
Campus District,and Village District, each with its own architectural character. Reviewed existing conditions and
photos. Proposed buildings are set back further from Rt. 114. Explained the site today is vehicular focused, limited
walkability and connectivity. Plan organizes site in walkable blocks each 250 x 400 ft. allowing for interior
courtyards and parks; roadways are traveled and have parallel parking spaces. Length from dormitory to the office
building approx. 1200 ft. or 5-minute walk. Green space and open space are preserved; specimen trees will be
maintained as a buffer to Rt 114 and on site;23 acres of existing woodland buffer will be protected; 800 new trees
will be planted. Mill District lends itself to loft style apartments;multi-modal path occurs within 70 ft. buffer to
Rt. 114 and buildings. Town Center has courtyard configured buildings; hotel architecture reminiscent of Andover
Inn,Newport RI-Viking Hotel,Hanover NH-Hanover Inn,Newburyport MA& Salem MA; sloped roofs, attic
dormers, 4-story red brick,punched window openings, shutters, articulated bases with columns, pediments and
wood frame architecture surrounding town green at center of the project. Buildings to have retail zone at the base.
Clock Tower marks primary entry to site. There will be 824 new student beds in 3 buildings,4-stories tall,
organized around adjacent preserved wetlands. Architecture slated to be New England style historic campus style.
Village District consists of 199 townhornes organized around linear community greenspace,with common
clubhouse amenity. Townhomes are 2-3 story, attached and draw architectural inspiration from wood frame-New
England style homes, cedar shingles, clapboards,tight cave lines, sloping roofs and chimneys. (Showed video
animating site walk thru).
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Town of North Andover
PLANNING BOARD
Eitan Goldberg, Chair Sean Kevlahan
Peter Boynton Kelly Cormier
John Simons Alissa Koenig
Monday, FehruarY_Mar•clt 14, 2022 a, 7 pxi., I20R Main Street-NA Senior Center,North Andover, MA
01845
M. Lozano: Summarized benefits to town: award winning design, affordable Dousing, and master plan with 97
units-allowing town to exceed 10% minimum required by the state protecting town from fixture Chapter 40B
incursions,meets obligation of the Housing Choice Act to create zoning to allow for multi-family housing. The
project revitalizes Rt. 114 corridor, includes 35 units senior independent housing, retains over 46 acres of open
space and 1.5 miles of walking trails. Significant green buffer zone exists around the site including a 70 ft. buffer
zone along Rt. 114. Consolidates students dispersed through Royal Crest into one,state of the art, supervised and
managed facility. Estimates Royal Crest costs the town $500K— 1.5 million in net property taxes.New Royal
Crest will generate net new taxes at$2.1-$4.4 million annually. Proposed buildings are energy efficient, will
promote pedestrian and cycling alternatives, establish links to 2 MVRTA bus lines, have a state-of-the-art
stormwater retention system designed to meet the runoff of a 25-year storm event, improving drainage issues in
the area. Summarized changes in the Program Summary since August of 2021; increased setbacks, open space,
redesign of buildings along Rt. 114, buildings max 4-story,reduced student housing to 176 beds-44fewer units,
reduced townhomes by-(I),and reduced the office building by 15,500 sq. ft
E. Goldberg: Multi-family dwelling unit totals-429 units, 385 40B units,townhomes-199, Senior housing-35 units,
dormitory-206 rooms,hotel-102 rooms, retail not to exceed 70K sq. ft. & prof offices at 108K sq. ft. Updated
where bylaw stands and upcoming actions to be taken by the Planning Board. Bylaw as drafted is different from
historic bylaws.Normally a zoning bylaw will say what uses are allowed and not allowed, list heights and
setbacks. This bylaw is more specific, laying out all building locations,uses and non-uses and specific setbacks. If
approved, specific projects within those"districts"would require applicants appear before the Planning Board for
individual permits and plan approval. Projects that don't meet the bylaw go back to Town Meeting to amend the
bylaw. Planning Board will soon vote on a recommendation as to whether to sponsor this article. We'll review the
bylaw to see that it meets the Housing Choice Act criteria and if it does, a 50% vote will be required to pass vs.
standard 2/3's vote. This will go to the Select Board and Finance Committee for their recommendation, come
back to the Planning Board and to Town Meeting where the town will vote on it.
Melissa Murphy-Rodrigues Town Manager: Presented two Development Agreements for Royal Crest—one with
Trinity Financial/Aimco and one with Merrimack College. Reviewed project changes, no application before the
Planning Board; they are considering a zoning overlay to enable the proposed development pending project
review. Any alterations require a return to Town Meeting. Annually,town receives approx. $1.6 in tax revenue
from Royal Crest; tax assessment is around $93.9 million dollars, 1600 residents total(800 non-Merrimack
students). Reviewed current costs for Royal Crest including Police, Fire, Elder services,Library,Veterans, Youth
Center, Community Support Coordinator, Schools. A financial study was completed, and peer reviewed resulting
in a net negative fiscal impact of-$469,222—to -$1,586,758 to the town.Proposed project revenue is $6.7 million
in tax payment at full build out, resulting in a net positive fiscal impact of$2.1-$4.3 million. Explained the
Development Agreements are a good road map for the project laying out financial benefits to the town as well as
being a commitment between the town and developer. We propose 2 agreements, one with Trinity/AIMCO and
North Andover and the other is between Merrimack College and the Town. The first agreement would go into
effect after approval at the 2022 Town Meeting. The terms sheet would be memorialized into a larger agreement.
Water Improvements: Resulted from the water capacity study requested by the Planning Board; $550K would be
paid to the Town for the purchase of the property at 400 Great Pond Rd. for Phase L This would fund 1/3 of that
acquisition. That property prohibits us from raising the water table level of the lake by one foot. Raising the lake
level enables us one month of summer water.
P.Boynton: Explained that,as town's Harbormaster,he advocated to update the town Watershed Plan which
references increasing the water capacity,but the watershed update does not study the effect of the lake due to
2
Town of North Andover
PLANNING BOARD
Eitan Goldberg, Chair
Sean.Kevlahan
Peter Boynton Kelly Cornrie►•
John Sitno►►s Alissa Koenig
Monday, Febiwai-y Ma►•cli 14 2022 7 .nt. 120R Mai►r St►•eet-NA Senior Center Nortli Andover MA
01845
raising it one foot. Raising the lake by a foot would further expose erosion effects around the shoreline,
undermining the trees with exposed roots. The DPW just repaired an area for undercut erosion in the lake near
Butcher Boy. Stated he is not saying it can't be done however there has been no study on what those effects would
be to the entire lakeshore and encroachment on Lakeshore property owners and result in total cost to the town for
dealing with those impacts.
M. Rodrigues: There's 2 separate studies, the watershed study did not address lake capacity, recommending we
acquire parcels along the Iake as they became available. The other lake capacity study recommended the purchase
of this specific parcel. We have spoken with DPW, and they are not aware of any other properties that would be
affected by raising the lake 1 foot;there are times now when the lake rises on its own.
P.P. Boynton: Agreed there are no other property owner"structures"that would be impacted, but the property
owners land would be impacted,especially sections that are gradually sloping;there's quite a few that would lose
a portion of their property. The issue to me is the cumulative effect on erosion all around the lake for that portion
of land which has never been exposed to wave action.
M. Rodrigues: We would need to address this as a mitigation strategy. Will bring this back to DPW.
J. Simons: This is a tough issue. Frankly,I don't believe the study that was done was very good nor was it
complete. I don't think there's consensus on this as a good idea.
C.Nobile: We are talking about the commitment of a half million dollars to help us figure out how to best use and
control our water. We have a developer willing to put forth fiends to help us address the problem.
J. Simons: The funds are to purchase the property.
E. Goldberg: Suggests broadening the terms to benefit the watershed v. specifically buying this property. Perhaps
a water study would help determine appropriateness.
M. Rodri ues: Provided an overview of the elements included in the Development Agreements,which total
approximately $10M in benefits to the Town.
J. Simons: Confirmed only 2 items have contingencies-traffic mitigation and pedestrian.
S. Kevlahan: Questioned whether the traffic contingency was for the project or in relation to Rt. 114 MassDOT
improvements?
M. Rodrigues:ies: It's all intertwined; a metric has been set forth. Mitigation may need to be considered.
E. Goldberg: Questioned how the agreements are voted on?
M. Rodrigues:yes: The Select Board votes on the Development Agreements. Encouraged Board members,whether for
or against the project, if it's a good Development Agreement,to vote for it because you don't know what will
happen at Town Meeting and you want to be well prepared.
E. Goldberg: Regarding Franklin School,we did a fiscal analysis,we'll have to hire new teachers,have new
pension liabilities, etc. We now have monies in this Development Agreement, which ties in with the Facilities
Master Plan for the schools. Questioned,based on the numbers of projected students, where does this put us
regarding our schools going forward? If this project is approved what does that do to the state of our school
enrollment, have the numbers been planned and accounted for, if so,how and should we be comfortable with our
fiscal analysis?How are we planning for these new students?
M.Rodrigues: Introduced Justin Humphries,town's school enrollment peer reviewer,Dr. Greg Gilligan, School
Supt., and Asst. Supt. Dr. James Mealey.
Dr. J. Mealey: Explained that as we prepared the recommendation to the School Committee for the Facilities
Master Plan Phase 11,we had 2 independent studies done and peer reviewed those studies specific to the Royal
Crest project and the impact that could have on our future enrollment. Final projections included Royal Crest and
any other future developments were we to continue developing the way we have been.Many of you have heard of
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Town of North Andover
PLANNING BOARD
Eitatr Goldberg, Chah- Sean Kevlahan
• ��``�°'�� Kelly Cormier
Peter-Boynton Alissa Koetri
Jolrtr Simons g
Motrday, February March 14, 2022(4),_7 p.m., 120R Main Street NA Senior Center,North Andover•, MA
01845 „ ,,,.....
the Foster Farin project which speculated lK students coming into the district in the next 10 years which never
happened-that study focused on a 3-4-year period of growth. We looked at the 25-year history projecting 30-35
students average per year, based on birth rates and developments.Anticipates this to be the case for the next 15-20
years; Royal Crest students have fluctuated from 142 to 262 over all grades. State has seen a 4%average decrease
in student enrollment. (North Andover is around 2%)
K. Cormier: The impact analysis for enrollment quotes 89 students at full build out;you state 35. Our newest
school is currently at capacity with waivers,there are shower curtains separating spaces,teachers meeting in
closets. Questioned how can we be adding more students and not be seeing an impact?
Dr. J. Mcaley: 35 students"average"per year; it fluctuates year to year. The 2 first projects are the Middle School
and Kittredge; MSBA Program and the costs of those projects immediately adding 200 student desks for
elementary school. This project would be completed after-we increase that capacity.
R.VailIancourt: 89 students are likely a good number to plan for; with an average of 35.
P. Boynton: Stated that we are hearing a historical average 30-35 this will be the largest development in the history
of the town. Explained that he is struggling with applying historical averages based on prior history when we are
discussing a development that will add as many units as we have added in 6 developments since 2013 (10 years).
Dr. J. Mealey: Explained that they looked at the delta because it's an existing development with several students.
Franklin School gymnasium is undersized,these funds would allow us to move-up building the addition to the
gym sooner and repurpose the existing gym-space as classrooms;the rest of that project would occur later.
L. Bates: In that 35-student number,the type of units matter, correct? Royal Crest has a high number of studios
and I-bedrooms;was that considered?What was the reality of the resulting student numbers with Princeton
Properties and Berry Farms?
Justin Humphries: Yes,the breakdown is by multi-family units, multi-family 40B apartments, townhomes, over
55, and dormitories.
Dr. J. Mealev: The formulas our consultants use is consistent and accurate. The 3 most important variables are
number of bedrooms, whether it's market rate or 40B,and location. Berry Farms projected 42-43 and we are at 46,
Princeton Properties projected 13 and we are at 8 students. Displayed enrollment graph from early 1990's to
present; a straight line on that graph puts you at 30-35 students per year;there's peaks and valleys over time, but
it's a steady 30-35 per year.
Alissa Koenig: Questioned whether the developments Mr. Boynton noted over last 10 years are reflected in this
chart?
S. Kevlahan: These net new 89 students; do they appear at once relative to the Facilities Master Plan? Curious as
to the phasing piece.
Dr. J. Mealcy: Ramping up doesn't happen immediately; it took 2 years with Berry Farms and Princeton
Properties hasn't gotten there yet; it's a 2-3-year lag. We will have built in capacity early on with the firnds.
R. Vaillancourt: This project doesn't come at us all at once and will be developed over 10 years.
M. Rodrigues: Provided an overview of the 6 phases of construction -2023-2031. Housing falls within multiple
phases. Presented the separate Merrimack Development Agreement: Upon Certificate of Occupancy for the
residence hall Merrimack will make an escrow payment of$1 million to the Town. The College prefers it be
drawn down in a manner to have a minimum of 10 years of drawdowns. Funds would be used for investments in
education,public safety and/or town infrastructure. Committee would be formed with the Town, developer, and
Merrimack to develop guidelines that the Town shall adopt relative to noise/nuisance. Town enters a
Memorandum of Understanding(MOU)regarding responsibilities,communication, and reporting of public safety
incidents. Residence halls at Royal Crest shall have a responsible party on premises 24/7 who is responsible for
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Town of North Andover
PLANNING BOARD
Eitan Goldberg, Chair •- Semi Hevlal►mr
• $� ''��� .Kelly Cot crier
Peter Boynton Alissa I{oe►rig
John Simons
Monday, Febrrrmrp March 14, .20.2.2(a), 7 P.m., 120R Main Street-NA Senior Center,Nordi Andover, MA
01845
contacting appropriate parties in event of emergency. All students will undergo safe crossing training and a section
about safe crossing will be added to the handbook.
P. Boynton: Stated it is an impressive Development Agreement, the Town gets$10 million if this project goes
forward. Reviewed the 3 measures between what's there now and what's proposed; total built sq. footage is
approx. 8K and increases to 2.7 million sq. ft.; a 3-1/3-fold increase, daily vehicle trips go from 4,500 daily trips
today to 14,000 daily trips-an increase of over 9K vehicle trips per day. This proposal triples the number of daily
vehicle trips at one of the most congested points in town. Questioned if this is a path to improved public
transportation? Supports public transportation but fears this proposal won't get us there due to the tripling of daily
trips. Today there are 588 units, current proposed number is 1300 residential units, a 2.2 multiple in the number of
units on the same parcel. Questioned what does the 721 units delta mean for the Town? Provided an overview of
the number of multifamily units constructed/permitted since 2013,totaling 799 units, slightly more than the
number of units in this one proposal. Explained that there's a housing crisis, every town should do their part.
Stated that the most consistent feedback we hear is why doesn't the town take these new developments in the
whole context,the cumulative effect over time?Explained that we are now reacting to that by adding the same
number of additional units in one development on one parcel. It runs counter to the feedback received;we are
doing the opposite of what the community has told us.North Andover has contributed to adding housing for our
part of the Commonwealth 6 times over the last 10 years. Communicated that if we allow this proposal, we will no
longer be able to reject the next development which will be just as large. Understands that the Development
Agreement has a lot of appeal fintding$10 million to the town. Questioned is it worth considering a development
unlike anything the town has ever seen which would have the largest single impact in this town's history?
E. Goldberg: Explained that there's more to it than the positive Development Agreements. The$24 million in
additional tax revenue is a financial plus,we've heard equally from those in favor of this regarding different
housing choices, over 55 housing, affordable housing- getting us from 8%to 10% giving us more control over
future projects, mixed-use, inclusivity.
R. Vaillancourt: Stated that Royal Crest today is an aging property;this project addresses that. Developer has
listened and significantly reduced density and design. Based on the Master Plan, we want major projects located
on major roads. This provides a destination with shops,restaurants, and offices. Issues hearing about are the
schools,traffic, and water.
R. Smedile: The design is attractive. This is a major roadway in North Andover;traffic and spillover will be
enormous. Vehicles will seek alternate routes(Mill Rd., Hillside, Chestnut St., Sutton Hill Rd.)to avoid traffic
which will disburse into neighborhoods creating a quality-of-life issue. Size and scope are tremendous. Area is
very congested, and is fearful of more pedestrian crossings due to all the enticing activities being offered trails,
restaurants, etc. Suggests wrought iron fence with one entrance to keep crossings to a limited position. Wants to
see more changes,tweaking needs to happen with the Agreements. Many traffic lights exist between Market
Basket and Mill Rd. Quality of life is worth more than money; size and scope need to be reduced.
J. Phillips: Several things with this plan are consistent with the Master Plan and it addresses the housing crisis
being experienced across the state. People realize"something"will happen on this parcel. Questioned wiry
wouldn't we work hard with the developers to make it something most beneficial to us. Other things could happen
in this space not requiring our approval. Witnessed due diligence on behalf of all parties. I continue to hear people
are excited about this project.
C.Nobile: Stated that geography and time are hard to change; 30-50 years from now residents will look back on
this time the way we are looking at Royal Crest. )~latley built Royal Crest 50 years ago when there was nothing
even close to its size in this town-it was considered immense. It had an impact on this town,number of homes
5
Town of North Andover
PLANNING BOARD
Eitarr Golrlbet•g, Chair •� � Sean Kevlahan
Peter Boynton • �� `�� Kelly Cannier
John Simons Alissa Koenig
Moit(lay, Febiwai-y March 14 2022 7 .tm 120R Mairt Street-NA Senior Center North Andover MA
01845
provided, children educated from there. We are at the same point now. We have an opportunity to leverage time
and geography to our best advantage. In one project,we are providing a myriad of things for this town, creating
affordable units, a place for residents looking to downsize, opportunities for people to stay connected with our
community,commerce,and partnership with Merrimack College. Referenced density,acreagel76 acres and
benefits provided within. Stated he was very supportive of what we have here.
L. Bates: Stated this is a turning point where 3 things come together- Facilities Master Plan 11,the Rt. 114
Corridor Improvements and Royal Crest and believes it does bring a lot of positives to the town. Drainage is being
addressed for the abutters,as well as increased Conservation.Affordable housing is addressed with the state's
housing crisis. People want to live, be educated,and work here. Traffic is an issue, however MassDOT is at the
table to make this right. Pedestrian crossing is a concern, contingencies address that. Wants relationship with
Merrimack College to be strengthened for the community as it's beneficial to all of us.
R. Smedile: Questioned why isn't Merrimack using their 34 acres by the YMCA?
Jeff Doggett, 84 Johnson St., EVP Merrimack College: Answered in summary, the college has the land and
financial resources to build. We presented designs in the fall. We have discussed building a better relationship
with the town. We have a unique moment in time, either pull all the students out of Royal Crest and empty 160
units, build on our property, creating another physical barrier between the campus and community or seek out
AIMCO and allow the developer to Ieverage the college's growth. We can accomplish so much on that site,40B,
more tax revenue, retail, utilizing the college. If not,we will leave and build on our land. We can do this for a lot
less expense to the institution. We spend 3-3.5 million per year in rent.By the time this is built the college will
have paid AIMCO $15 million, but we think that investrncnt is worth it. If this doesn't go through it's fine,we'll
build on the corner-in front of the church as presented, but this opportunity could be a lost moment. We see this as
a financial bridge that could help build somcthing better for North Andover and the college.
E. Goldbery:Noted noise and nuisance provision as called out in the Development Agreement should occur
regardless of whether this goes through or not, it's of utmost concern for residents.
J. Doggett: Agreed, but you have the park, in front of the hotel, etc. It's the town,Merrimack College, and the
developer.
P.P. Boynton: Questioned whether$1 million allowance in the Development Agreement was sufficient for road
improvements. Stated a 2016 study for MA for non-rural roads estimates $3-5 million per road mile.Noted this
project represents a half mile of road frontage and MassDOT provides for no road widening in front of this
development. There is road widening at each end of the project; they are changing the sequencing of the traffic
lights, but that's the extent. Questioned if there is a traffic problem,what can we do with a $1 million to change
anything once it's built?This may remain the bottle neck it is today. Is this the town's only shot,a project of this
size and density, or nothing? Why not a consider a right sized project?
M. Rodrigues:ies: Adaptive signalization outside the project scope could alleviate congested points, added turn
signals. It's not enough money for road widening in that area. The project could involve Rt. 125 improvements.
E. Goldberg: Stated incentivizing could also help, not using cars, key passes, months off rent,reduced rent, etc. It
would need to be creative.
M. Rodrigues: Communicated that this is the only project in front of us to consider and the only project that
financially works for the developer. This is the only project tied to this Development Agreement and my job is to
mitigate the burdens of this development the best that I can. We have considered what happens if this isn't
approved. The dorm will be built, is the parcel subdivided?Are there two 40B projects that will be constructed?
E. Goldberg: Our next step is to continue the public hearing. We will read into the record comments received and
will entertain any public comment. (2:12:33, Select Board adjourned their session to re-establish their meeting at
6
Town of North Andover
PLANNING BOARD
Eitan Goldberg, Chair •- Sean Kevlalran
• � E° � Kelly Cornder
Peter Boynton •
Johft Simons Aliss(i Koenig
Mondav, February March 14, 2022 9, 712.m., I20R Main Street NA Senior Center,North Andover, MA
01845
Town Hall-L. Bates, Chair, entertains a motion to go into recess. R. Vaillancourt made a motion to go into recess.
J. Phillips seconded the motion. Vote was 5-0, unanimous in favor) (After a brief recess the Planning Board
resumes the public hearing)
E. Goldberg: We are readjourning the March 14,2022,Planning Board meeting.
J. Enright: Attendance: K.Cormier-present entire meeting/remote,A. Koenig-present entire meeting,P. Boynton-present
entire meeting, S. Keviahan-present entire meeting,J. Simons-present entire meeting,E. Goldberg-present entire meeting
CONTINUED PUBLIC HEARINGS
Pursuant to Chapter 20 of the Acts of 2021,this meeting of the North Andover Planning Board will be conducted in
person and via remote means,in accordance with applicable law. Specific information and the general guidelines for
remote participation by members of the public and/or parties with a right and/or requirement to attend this meeting
can be found on the Town's website,at www.nortliandoverma.gov. For this meeting,in-person attendance of
members of the public and Board members will be permitted. Members of the public who wish to watch the meeting
live may do so on their televisions by tuning to Conicast Channel 8 or Verizon Channel 26 or online at
www.northandoveream.org. Every effort will be made to ensure that the public can adequately access the proceedings
in real time,via technological means.In the event that we are unable to do so,despite best efforts,we will post on the
Town of North Andover website an audio or video recording,transcript,or other comprehensive record of
proceedings as soon as possible after the meeting.If the public would like to participate in public hearings,but not
attend the meeting in-person please email your question/comment prior to or during the meeting to
ienriglit(iDiiorthandoyerma.y-ov. The question/comment will be read during the proceedings and responded to
accordingly.
CONTINUED PUBLIC HEARINGS
Annual Town Meeting Zoning B law Amendment Articles:
(Read Governor's Orders into the record)
• Article X: Amend the Zoning Bylaw to establish Article 19 Mixed Use Overlay District. The purpose of
which is to enable the redevelopment of an existing multifamily residential development under a Master
Development Plan to create a mixed-use development that provides goods, services, and a variety of
housing opportunities; encourage preservation of open space, and create a sustainably built,vibrant,
walkable,pedestrian- and bicycle-friendly environment within the district.
• Article X: Amend the Zoning Map of the Town of North Andover by including approximately 76 acres of
land located at I and 28 Royal Crest Drive, known as Royal Crest Estates Town Assessor Map 25, Parcels
66 and 35, into a Mixed-Use Overlay District.
• Article X: Amend the Zoning Bylaw to establish an lnclusionaiy Housing Requirements b law and
thereby amend Article 8, Supplementary Regulations, by adding Part 13 lnclusionary Housing
Requirements.
E. Goldberg: Addressed timeline and vote on recommendation.
J. Enright: Typically,the Select Board have the Planning Board's recommendations ahead of their vote. The
warrant prints April 15"'. The Board has an additional meeting prior to the that on April 5,2022. Jean to speak
with Town Manager's office and provide Board with update.
Public Comment:
Anne Gray,49 Rosedale Ave.: Concerned for density, crime and drugs-requests police substation be considered &
enhanced security,4 entrances invite crime,townhome ownership v. rentals-suggests rental restriction, parking
7
Town of North Andover
PLANNING BOARD
Eitan Goldbe►g, Chair • • Sean I�evlahrrn
. • .Kell Cor►trier
Peter Boyntntt y
John Simons Alissa Koenig
Monday,FeNwary March 14, 2022(a, 7 pxi., 120R Maitt Street NA Sertior Center,North Andover,MA
0I845
spaces 135 total for 800 students is minimal, upper classrnen housed in the dorms invites partying, and high-water
table level in area v. FAR of project.
E. Goldberg: Intention is for townhomes to be owned,restricting students from renting them is likely illegal.
P.Berton: Questioned if how the stormwater"surrounding"this property will be handled has been asked?
J. Simons: Answered that the basic premise of the stormwater is that the flow must be equal to or better.
M. Lozano: We will address parking tomorrow. Dorms will be supervised to manage security,single entry.
Students are currently spread out over the complex,effort is being made to contain them.
P. Boynton: Per the Development Agreement there is not security presence; simply a person to make a phone call.
J. Doggett: Answered that there are moments when Merrimack can address situations and there are times when
only NAPD can address situations. There is security in the building and staff. The student to Resident Asst. ratio is
55:1 (16 0.) and an Area Coordinator,
J. Simons: Questioned what's the model for governance of this project?
M. Lozano: AIMCO remains and oversees as property owner. The streets are privately owned,we fix them.
Merrimack would be part of this. There is 24-hour on-site property management. Our intention is for the
townlromes to be independently owned. We don't anticipate a lot of students renting throughout the project due to
a minimum of 3-bedroorn apartments. There is insufficient infrastructure on the site. Over 50 acres of upland
drains onto our site which will be rebuilt to manage stormwater.
Michael Consoli 35 Meadowood Rd: Questioned retail and small grocery,how many retail stores will there be;
will alcohol be sold?Will people be leaving the site to shop?I'm told there is a new market planned for Rite-Aid.
Parking is a concern, 128 spots plus the garage,will students be charged,who reaps the benefits?The purchase of
400 Great Pond is a $2.75 million property, not sure what$550K will do. $1 million likely won't cover the cost of
a new pedestrian footbridge if deemed necessary and reality of$30 million for roadway improvements won't
likely happen after the area will be just completed. Proponents agree Royal Crest is disrepair but why is it up to the
taxpayers to fix the issues of mold, etc.?Hawk signal affects more than just the person injured. Who can use the
green area on the common for festivals, will it be open to the public to rent or for residents?
E. Goldberg: The grocery store was explained as like Trader Joe's. I don't know what's planned for Rite-Aid. The
purchase of 400 Great Pond Rd. is a complicated issue. We aren't voting on the Development Agreements. The
footbridge funds keep the discussion open; the funds are set aside to commission studies.
M. Lozano: Addressed question of delineation of retail space. Retail program is about 70K sq. ft. includes shops
beneath dorms, grocery store approx. 25K sq. ft. like a Trader Joe's, other restaurants/retail build to suit and could
be anywhere from 1,500-3-5-8K sq. ft. The town green is meant for the public and will be privately owned.
Rusanne Wise, 95 Hillside Rd.: Concern for high water table and water runoff, owns sump pump. Density is an
issue with 2600 residents living on 76 acres (.I I sq. miles). Currently,North Andover has 1,100 people per sq.
mile. (Cambridge has 18,529 per sq. mile or 1,853 per 1/10"' sq. mile. (We are planning for 2,600 in 1/10"of a
mile.) The largest municipality in NE is Somerville has 19,671 or 1,967 people per 1/10"' sq. mile. We are looking
at 700 people more on one parcel,where two major, heavily trafficked state roads meet,the busiest traffic lights in
NA. We area adding one more traffic light in the middle and two more points of entry.
George Koehler, 41 Quail Run: Stated that our population is growing, we must provide more housing. You obtain
that by increasing density or decreasing open space.
E. Goldberj4: Read resident comments received into the record:
Mary Lou Schaahnan, 85 Hillside Rd. (220309 Resident Comment—M. Schacthnan) Project density and scale are
inappropriate. 76 acres is zoned residential and surrounded by residential, and not convinced of the"traditional
New England feel".Height v, number of building stories is more accurate. Questioned energy efficiency and
8
Town of North Andover
PLANNING BOARD
Eitarr Goldberg, Clrair' �� pl Sears Kevlaharr
Peter Boynton 4 Kelly Cornrier
Jolrrr Sirrrorrs
Alissa Koenig
Monday, FeGr'uar Mar'clr 14 2022 7 .m. 120R Main Street NA Senior' Celrtel' Nodh Andover' MA
01845
constructed wetlands; standing water invites disease and pests. Student housing on site is a mistake due to noise
and safety hazards such as crossings. College should build on their 24 acres across Elm St.
M. Lozano: Described constructed expanded vegetated wetlands, engineered existing wetlands-new stormwater
technique. Hillside Rd. sits upgradient draining down to this site collected into the expanded wetlands offering
more space to drain, some connected for effectiveness. They feed into an underground system of infrastructure. It
is not possible to address the water issues on this site without a project of this scale. Described inefficient design
of current systems and addressed state-of the-art energy building systems utilizing modern,air source heat pumps.
Eli-Adler-Roth, 114 Beverly St. (220314 Resident Comment—older-Roth) Concern for lack of affordable housing
in North Andover, MA,and Merrimack Valley. Rate of new construction is not matching rate of growth. Costs of
buying or renting in NA are up 30%to prior year. Hard for seniors to downsize, choosing to stay in larger 4-5 bed
homes due to costs. Waitlists are extensive. Favors project, letting project falter makes matters worse.
Kevin Driscoll 86 Kingston St.: (22031 4 Resident Comment—Driscoll) In support of project, developers have
demonstrated sincere and genuine intentions with continued enhancements. Mixed-use, collaboration with
Merrimack College and tax revenue are important long-term benefits.
J. Enright: No new comments were received.
[Continued to the March 15,2022, Planning Board meeting]
E. Goldberg: Minutes will be voted on at the next meeting.
ADJOURNMENT
MOTION: J. Simons made a motion to adjourn the meeting. The motion was seconded by A. Koenig. Roll call
vote: K. Cormier voted yes. A. Koenig voted yes. P. Boynton voted yes. J. Simons voted yes.E. Goldberg voted
yes. The vote was 5-0, unanimous in favor. Meeting adjourned @ 10:45 p.m.
MEETING MATERIALS: Planning Board Meeting Agenda March 14, 2022, DRAFT Planning Board Meeting
Minutes March 1,2022; Staff Repork: 220314 Staff Report;Article X: Amend the Zoniniz Bylaw to establish
Article 19 Mixed Use Overlay District: Development Agreements: 220314 Dev Agreements to PBParkiu
Anall: 2200201 Parking Analysis, Record Documents: 220107 Final Water Demand Evaluation Report,Misc.
Record Does, through Feb. 1, 2022, Record Abutter-Resident Comments through 2.1.22-Royal Crest, Record
does_MUOD Compilation through 2-1-22,Resident Comment: 220309 Resident Comment- Schaalman,220314
Resident Comment--Driscoll,220314 Resident Comment—Alder-Roth, School Capacity Study: 211110 TBA
NAPS Enrollment Impact memo, Sch Enroll Numb-projections, Enrollment Projections, Warrant Article MUOD
Bylaw and Plans: 22-0201_TechPres_V3(l), 220307 Warrant Article-MUOD Bylaw—Clean,FINAL Royal Crest
--Master Development Plan [2022-02-11],22 021 S Town Meeting V 1, RC-Project Walk-Through-22-
0215.mp4; Article X: Amend the Zoning Map of the Town of North Andover: 220302 Warrant Article Mixed
Use Overlay District Map;Article X: Amend the Zoning Bylaw to establish an Inclusionary Housirl
Requirements: 220302 Warrant Article Pail 13 Inclusionary Housing Req., Inclusionaiy Zoning PB
Presentation_9.2Update.
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