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Home My WebLink About2023-04-04 Application . .1 Town of North:Andover Planning Department Community&Economic Development Division 120 Main Street North Andover,Massachusetts 01845 Town of North Andover Planning Board Application for Modification of Special Permit Please type or print clearly, 1.Petitioner:RCG North Andover Mills LLC Petitioner's Address:c/o RCG LLC 17 Ivaloo Street Suite 100 Somerville MA 02143 Telephone number: 617-990.6930 2.Owners of the Land:RCG Norlh Andover Mills LLC Address:c/o RCG LLC 17 Ivaloo Street Suite 100 Somerville MA 02143 Number of years of ownership: 16 Years 3,Year tot was created: 2020 4.Description of Proposed Project: Applicant seeks a Modification to Its existing Subdistrict-A Definitive Master Plan Special Permit dated March 10 2020 the "Subdistrict-A Declslon'l to allow for the conversion of approxirnatel 10 000+1-Si"of existing commercials ace within the historic mill buildings,which Is a portion of the space commonly known as 120 Water Street into up to 12 residential a arlment units I Description of Premises:East..Mil l complex located at intersection of Water Street and High Street,comprised of multiple, existinn historic mill bulldl nmiarkIng lots and Infrastructure and used for mix of residential/apartment, commercialloffce restaurant and retail uses 6.Address of Property Being Affected: I Nigh Street(also known as 120 Water Street,21 High Street,et al) Zoning District; Industrial S•Downtown Overlay District--Subdistrict A Historic MITI Area Assessors: Map:069 Lot#:0001 Registry of Deeds:Book#: 10601 Page#:340 7.Existing Lot; Lot Area(Sq.Ft): 519,044 SF Building Height:NIA Street Frontage;761,19' Side Setbacks:30+1- Front Setback:0.5'+1- Rear Setback:30+1- Floor Area Ratio:<0,50 Lot Coverage:<35% Page I of 2 120 Main Street,Planning Depl.,tdarth Andover,Massachusetis 01845 Phone 97U88,9535 Fax 978,688.9542 Web www.noifllandoverma,gov 8.Proposed Lot(if applicable):NIA(No changes proposed.) Lot Area(Sq,Ft):NIA Y Bullding Height:NIA Street Frontage:N/A Side Setbacks:NIA Front Setback:NIA Rear Setback:NIA Floor Area Ratio:NIA Lot Coverage:NIA 8.Required Lot(as required by Zoning Bylaw):Per underlying zoning(may differ per overlay.) Lot Area(Sq.Ft):50,00O SF Building Height:55' Street Frontage: 150' Side Setbacks: 0' Front Setback:30' Rear Setback:30' Floor Area Ratio:0,50 Lot Coverage:35% 10.Existing Building(if applicable):NIA-No-changes proposed.) Ground Floor(Sq,Ft.):NIA #of Floors:NIA Total Sq.Ft NIA Height:NIA Use:Mixed_(Commerciallftesidenlial) Type of Construction:BrickMood Frame 11,Proposed Building;NIA No than es ro osed, Ground Floor(Sq.Ft.):NIA #of floors:NIA Total Sq,Ft.NIA Height:NIA Use:Mixed(CommercialfResidenllal) Type of Construction:Brick/Wood Frame V.Has there been a previous application for a Special Permit from the Planning Board on these premises?Yes If so,when and for what type of construction? 007-2008 Planned Development Dislrlct Special Permits and 2020 Subdistrict-A definitive Master Plan Special Permit 13.Section of Zoning Bylaw that Special Pertnit Is Being Requested._195-10.7 and 195-18 14. Petitioner and Landowner signature(s): Every application for A Special Permit shall be made oil this Iornl,which is the official form of the Manning Board.Every application shad be filed with the'rown Clerk's office,It shall be the responsibility of the petitioner to fumish all supporting documentation with this applicidion.'rile dated copy orthis application received by the Town Clerk or Planning Office does not absolve the applicant from this responsihillty.1-he petitioner shall be responsible f'or all cxpcnscs for filing and legal nottficatlon.Vailurc to comply with application rcgttircmcnis,as cited hercin and in the Manning Board Rules and Regulations may restilt in a dismissal by the Planning Board of this application os 1ncomplcte,. t ' gnt or type na e here:RC North Andover l�s LLC,Hy Dav �.. Print .. avid Sieinber h YP Print or tsl a aamre here ECG,Noritt Andover Mi 15.Please list title of plans and documents you will be attaching to this application, Memorandum In Support of Re uest for Modification Proposed Unit Plans for New Residential Units Surva-y,Plat).ShoWing Portion of Building Proposed for Residential Conversion Page 2 of 2 120 Main Siroet,Planning))opt.,fiorih Andover,Massadiusetts 01845 Plione 978,688.9535 Fox 978.688,9542 Well www.noriliandoveritia.gov MEMORANDUM To: Jean Enright, Director of Planning Applicant/Owner: RCG North Andover Mills LLC Property: East Mill Complex - 1 High Street, a.k.a 21 High Street and 120 Water Street Date: February 15, 2023 MEMORANDUM IN SUPPORT OF REQUEST FOR MODIFICATION OF SPECIAL PERMIT East Mill is an existing historic mill complex that was acquired in 2007 by the Applicant, RCG North Andover Mills LLC. Following its acquisition, the Applicant obtained Planned Development District (PDD) Special Permits allowing for the phased conversion of the mill space to a mixed use commercial and residential project. On March 10, 2020, a Subdistrict-A Definitive Master Plan Special Permit (the "2020 Subdistrict A Decision") was approved to transition the prior approvals for the site under the previously existing PDD Special Permits, into a Special Permit Approval for the then newly adopted Downtown Overlay District. The 2020 Subdistrict A Decision incorporated three (3) phases of development as were previously contemplated by various PDD approvals, to be built on three (3) separate East Mill lots. The PDD approvals contemplated a total of 210 residential units for East Mill, to include conversion or development of residential units, as follows: 1. Phase I on Lot 1: conversion of 20,000+/- SF of existing mill space into 20 residential units, as contemplated by a 2007 PDD approval, and conversion of 65,000+/- SF of existing mill space into 50 residential units, as contemplated by a 2008 PDD approval (ie, in aggregate, conversion of 85,000+/- SF of existing mill space into 70 residential units); 2. Phase II on Lot 2: construction of the East Mill Flats, contemplated by a 2018 PDD approval, as a new building on Lot 2 (alongside mill pond) to include an additional 51 residential units; and 3. Phase III on Lot 3: future construction of an additional 89 residential units, within new buildings to be constructed on Lot 3 (the parking garage parcel), consistent with the original PDD Master Plan approval. {00251565;v I With respect to Phase I on Lot 1, whereas 70 units were approved to be converted from commercial space to residential within the existing mill buildings,just 27 of the 70 units approved for construction were actually built. More specifically, (1)with regard to the 2007 PDD approval (for conversion for 20 residential units), a total of 19 units were actually constructed in 2008-2009, and (ii) with regard to the 2008 PDD approval (for conversion for an additional 50 residential units), a total of just 8 units were constructed in 2010. These units had not been converted as originally approved due to changing market demands after the original permits were issued, and because the Applicant had become subject to a building moratorium that limited its residential construction at the time to 10 units per year. Due to further changes in market conditions, the Applicant has again experienced a lower demand for office/commercial space and is again seeking approval to convert existing commercial space within the historic mill buildings to residential, consistent with the original and prior existing approvals for the site as outlined above. The Applicant, RCG North Andover Mills LLC, is now again requesting that the Planning Board approve the conversion of approximately 10,000+I- SF of commercial space at the East Mill complex into up to 12 residential apartment units. If these units are approved for conversion and constructed, it would result in a total of just 39 residential units being converted as a part of Phase I on Lot 1 under the 2020 Subdistrict A Decision, whereas the original decision contemplated 70 residential units. The area that is currently proposed to be converted to residential is the second floor space within the 120 Water Street building and as is depicted and shown on the attached survey plan. A proposed conceptual floor plan for the space is also included herewith, which contemplates a mix of: 3 studio apartments, 8 one bedroom units and 1 two bedroom unit. The proposed modification should not constitute a material change or modification to the existing 2020 Subdistrict A Decision for the following reasons: 1. There are no exterior structural changes to the building and no site plan revisions which are being proposed; the modification will consist only of interior floor plan changes and window replacements. 2. Current parking requirements under the Zoning Bylaw contemplate substantially less intensive parking for the proposed residential uses than are generally required for business/office uses, with the proposed modification resulting in a required net parking reduction. More specifically, 12 less spaces are required for the proposed conversion to residential than are required under the current commercial/office use. Whereas the proposed mix of residential units would require 18 parking spaces (ie, 1.25 spaces per studio, 1.5 spaces per one bedroom and 2.0 spaces per 2+ bedroom unit), the current general business use would require 30 parking spaces (le, 3.0 spaces per ksf of GFA.) {0U251565;v l} 2 3. In addition to the net reduction in required spaces per calculations under the Zoning Bylaw, it is further noted that there is an additional net benefit in actual parking availability garnered by the change, in as much as the parking demands for residential units are highest on nights and weekends whereas the parking demands for commercial office units are highest on weekdays. Given that the mill complex remains predominantly commercial/office the conversion to increased residential will further alleviate peak parking demands. 4. Finally, as referenced above, the original approvals for the Fast Mill which were transitioned and incorporated into the 2020 Subdistrict A Decision, included a May 20, 2008 PDD Special Permit (being referred to as "Phase ILA" of the Phase I — Historic Mill Building Development, in the 2020 Subdistrict A Decision). This original approval, in fact, contemplated the conversion of approximately 65,000 SF of then vacant space within the mill buildings (including this space at 120 Water Street) into an additional 50 residential units. However, due to market conditions and considering a building moratorium, at the time, only 8 of those units were constructed and the remainder of the space was instead maintained as commercial/office rather than having been converted to residential. For the reasons outlined herein and as may be further discussed with you at your upcoming meeting, the Applicant would respectfully request that the Planning Board approve the proposed conversion of approximately 10,000+1- SF of commercial space into up to an additional12 residential apartment units, as a modification to the 2020 Subdistrict-A Decision. Respectfully submitted, RCG North Andover Mills LLC By its attorney, Brian G. Vaughan, Esq. SMOLAK & VAUGHAN LLP 21 High Street, Suite 301 North Andover, Massachusetts 01845 Tel. (978) 327-5217 f 00251565;v 1} 3 OWNER AUTHORIZATION 1 High Street, North Andover (Also sometimes known as 21 High Street,120 Water Street, et al.) Tax Map 069, Lot 0001 (the "Property") The undersigned, being the record owner of the Property referenced above, hereby authorizes Smolalt& Vaughan LLP to submit any and all applications and supporting information for permits or approvals for the Property,or to withdraw, modify or amend permits and applications concerning the Property, including without limitation to be filed with the North Andover Planning Board or any other beard, office or department as may be necessary, if connection with a proposed project to covert approximately 10,000 Sf of existing commercial mill space to residential at the Property, including without limitation the filing of a Modification of an existing 2020 Subdistrict-A Definitive Master Plan Special Permit, and in confection with or in furtherance of pursuit, negotiation, and obtaining;of any further or additional permit(s), variance(s), authorization(s), subdivisions, or any other local, state, or federal permits, approvals, or consents necessary or desirable from any other governing authority in connection with the use and development of said project and Property. Dated: February 15,2023 RCC North Andover Mills LLC "By: 3 J L Nan �/` avxd2 bftbSte�n l y sL� Title: Manager (002516lI;vI E fj I Abutter toAbuflarll ButidingDept.{ )Consarvaflan Zoning I J f TOWN OF NORTH ANDOVER ABUTTER LIST REQUIREMENT; M13L 40A,Section It slates In part"Parties In Interest as usod In this chapter shah mean the peli9oner, abutters,owners of fond direciiy oppostlo on any public or private way,and Abutters to ebuttora vAthin three hundred 130D)feet of the property line of the polGtlonor as Choy appoar on the M051 recent applIcable lax fist,not withstanding that the land of any such owner Is located In another city or Iowa,the planning board of tb0 city ortowm,end the planning board of every abutUnO city or town." Ply 1 o13 SUBJECTPARCEL LOCATION OWNER ADDRESS CITY STATE Zip JE 009,000061.0000.0IfHIOUSTREET RCG WESTAt1LL NA,LLC 17tVALOOSTREETSUITE100 SO!lf61ERWLLE IAA 02143 PARCELID LOCATION OWNER ADDRESS CITY STATE ZIP 041.0-0002.0059.0 69 CHURCH STREET RODGERS.GARY 69 CHURCH STREET NORTH ANDOVER MA 01846 041.0-0002,0001.0 61 CHURCH STREET PARCO,COSiMO 61 CHURCH STREET NORTH ANDOVER MA 01045 041,0-0002-0001A 01 CHURCH STREET PARCO,C051MO 61A CHURCH STREET NORTH ANDOVER MA 01846 041.0-0046-0049.049 CHURCH STREET LE,ANGELINA 41)CHURCH STREET NORTH ANDOVER MA 01846 j 041,0 0048-0051.0 61 CHURCH STREET PRAKASHA,TAVAREKERE K 51 CHURCH STREET NORTH ANDOVER MA 01046 042,0-0001.00D1.0 88 ELM STREET SAMPSON,PHILLIP W AB ELM STREET U•1 NORTH ANDOVER MA 01046 042.0-00014D002.0 88 ELM STREET MOLLOY,JOHN,J. 68 ELM STREET U:2 NORTH ANDOVER MA 01846 042.0-0001-0003.0 88 ELM STREET CRONIN,KATHLEEN J 60 ELM STREET U-3 NORTH ANDOVER MA 01046 053.0-0026.0000.0 88 HIGH STREET NORTH ANDOVER AVALON.LLC 4040 WILSON BLVD,STE.IDOD ARLINGTON VA 22203 { 063.0-0028-0000,0 HIGH STREET NORTH ANDOVER AVALON,LLC 4040 WILSON BLVD,STE.1D00 ARLINOTON VA 22203 054.0 0001.0000.0 4 HIGH STREET RCG WEST MILL NA LLC 17 LVALOO STREET SOMERVILLE MA 02143 I 054.0-0002.OM.0 WATER STREET RCGWEST MILL NALLC 171VALOOSTREET SOMERVILLE' MA 02143 064,0-0003.0000,0100ELMSTREET RCG 100 ELM LLC 171VALOOSTREET SOMERVILLE MA 02143 054.0-W00000.0 94 ELM STREET R.MESITI FAMILY TRUST 620OSGOODSTREET NORTH ANDOVER MA 01046 055.0-0001-0000.0 93 ELM STREET RCG J.WILEY,LLC 17IVAL00 STREET,SUITE too SOMERVILLE MA 02143 055,049002.0000.0 126 WATER STREET DOWD,BRYCEN A. 125 WATER STREET NORTH ANDOVER MA n1645 055.0-0003-0000,0 131 WATER STREET LANDRY,BRIAN.J. 131 WATER STREET NORTH ANDOVER MA 01845 056.0-0004.0130.0 139 WATER STREET DANIEL R.OSTIGUY 139 WATER STREET,UNIT 2 NORTH ANDOVER MA 01846 055.0-0004-0141.0 141 WATER STREET CASTELLANOS,MIGUEL 141 WATER STREET NORTH ANDOVER MA 01045 055.0-0000-0000.0 77 ELM STREET FENNESSY,JAMES 0 77 ELM STREET NORTH ANDOVER MA 01846 055.0-0009,0000.0 83 ELM STREET EIGHTY THREE ELM ST RLTY TRST 11 03 ELM STREET NORTH ANDOVER MA 01845 055.0 0010-0165.0 155 WATER STREET OICARLO,RICHARD P. 165 WATER STREET NORTH ANDOVER MA 01845 056.0-0010,0167.0 167 WATER STREET KOON Ho WONG 167 WATER STREET U2 NORTH ANDOVER MA 01045 056,0-0011.0000.0 10 WILEYCOURT BRRON,LISAA. 12 WILEY COURT NORTH ANDOVER MA 01845 065.0-0012-0000.0 1 D WILEY COURT DAMACOGNO,PAUL 18 WILEY COURT NORTH ANDOVER MA 01046 055.0-0032.0000.0 15 WILEY COURT SHAUGHNESSY 11,RICHARD T, 16 WILEY COURT NORTH ANDOVER MA 01845 055.0-0049.0000,0 140 WATER STREET IMA RENOVATIONS,LLC 23ALDEN AVENUE STONEHAM MA 02180 j 066.0-0050-0000.0 1 ELM COURT RCG J.WILEY,LLC 17IVALOO STREET,SURE 100 SOMERVILLE MA 02143 055.0-0054.0000.0 6 WILEYCOURT YOUNG JR,KENNETH A 7 WILEY COURT NORTH ANDOVER MA 01845 088.0-0006-0000.A 65 HIGH STREET RAYMOND,RICHARD 85 HIGH STREET NORTH ANDOVER MA 01846 066.0-DOW-0000,E 14 PRESCOTT STREET ENAIRE,LEONARD R 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069.0-0015 0000.0 22 CLARENDON STREET ADAMES,JAMIE 22 CLARENDON STREET NORTH ANDOVER MA 01845 089.0.0028 0000.0 6 EAST WATER STREET MALANDRINO,GUY P 6 EAST WATER STREET NORTH ANDOVER MA 9184E 069.0-0027.0000.0 t0 EAST WATER STREET EAST WATER ST REALTY TRST 10 EAST WATER STREET NORTH ANDOVER MA 0184E 009.0-0028-0000.0 10 EAST WATER STREET ROBICHAUD,REBECCA 16 EAST WATER STREET NORTH ANDOVER MA 01645 089.0-0029.0000.0 24 EAST WATER STREET TWENTY-FOUR EAST WATER STREET NOMINEE RT 24 EAST WATER STREET NORTH ANDOVER MA 01846 080.0-0032-0000.0 3 BIXBY AVENUE CHAOTIC BONGOS,LLC 31 GARDEN ROAD CONCORD MA 01742 061 0-0034-0000.0 14 BIXBY AVENUE BAEZ.ESCiPION 00 PATTON LANE NORTH ANDOVER MA 01846 'D 069.0-0035-0000.0 26 CLARENDON STREET DAMBACH,MICHAEL 27 CLARENDON STREET NORTH ANDOVER MA 01846 -{ 060A-0038-0000.02 EAST WATER STREET FUCCA FAMILY E,WATER REALTY TRUST 2 EAST WATER STREET NORTHANDQVERMA 0184E 060.0-0037-0000,0 35 CLARENDON STREET CURTIS.HOLLIS A,JR 35 CLARENDON STREET NORTH ANDOVER MA 01046 060.0-0030-0000.0 1 CLARENDON STREET ZAMOR,SORHAYA 1-3 CLARENDON STREET NORTH ANDOVER MA 01045 �V 069.0-0039-0D00,0 6 CLARENDON WREET GEORGE,YVONNE.M.LT 6 CLARENDON STREET NORTH ANDOVER MA 01846 i 069,0-0040-0000.0 170 WATER STREET HERBRAND.RICHARD M. 176 WATER STREET NORTH ANDOVER MA 0184E 04 069.0-0041.0000.0 172 WATER STREET ZHANG,YUAN Y 172 WATER STREET NORTH ANDOVER MA 0184E + 069,0-0042-0166.0 166 WATER STREET BAILLARGEON,DOR07HY 166 WATER STREET NORTH ANDOVER MA 0184E UJ 069.0-0042.0160.0 160 WATER STREET CUSACK FAMILY TRUST 733 TURNPIKE STREET IMI I NORTH ANDOVER MA 011145 069.0-0043.0000.0 160 WATER STREET R&S TORRISI WATER STREET TRUST 160 WATER STREET NORTH ANDOVER MA 0184E 1— �. 069,0-0044-0000.0 164 WATER STREET TERRANOVA REALTY TRUST 100 LINCOLN STREET UNIT 2 QUXOURY MA 02332 069.0.0046.0000.0 148 WATER STREET MCCARTHY,STEPHEN.B. 330 CAMPBELL ROAD NORTH ANDOVER MA 01845 083.0-0005-0000.0 FAST WATER STREET BROOKSIDE HOMEOWNERS 642 CHICKERING ROAD NORTH ANDOVER MA 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