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HomeMy WebLinkAbout2023-09-19 Planning Board Minutes fD47• U7,5 Town of North Andover PLANNING BOARD LYtan Goldberg, Chair. Genrntrr Wilkens � '�'`�� .• Chrisfoplter'Koskores, Peter Boynton • John Simons Assac. Sean Kevlahan Trresrla September 19 2023 7 m. 120 Maim Street Torun Hall North Andover, MA 01845 Present: E. Goldberg, J. Simons,P.Boynton S. Kevlahan, C. Koskores,Assoc. Absent: G. Wilkens Staff Present: J. Enright, Z. Melcher E. Goldberg, Chairman: The Planning Board tweeting for Tuesday, September 19,2023,was called to order at 7 p.m. 189 Willow Street,Vincent Grasso: (Request for continuance until October 3,2023). Application for a Site Plan Review and Corridor Development District 1 Special Permit under Article 8 Supplementary Regulations, Part 3 Site Plan Review,Article 16 Corridor Development District, and Article 10 Administration(195-10.7)of the North Andover Zoning Bylaw. The Applicant proposes construction of a 7,776 SF multi-tenant professional/business office and personal service building along with parking, landscaping and associated improvements. The project is located within the Corridor Development District 1 (CDDI)Zoning District, J. Enright: Stormwater peer review for this application has not started. Applicant requested it not begin until they receive a sense from the Conservation Commission. They met with Conservation June 28; Commission expressed grave concerns about the approvability of the project given the local and state wetland regulations. Applicant indicated he is revising the site plans and is before the Commission again oil September 27,2023. CONTINUED PUBLIC BEARINGS Street,Middleton� ;[`,..,.„ns,LLC: Application for a Site Plan Review Special Permit Article 8 Q Turnpike tFax-ins, Supplementary Re ulatio Regulations,Part 3 Site Plan Review and Article 10 Administration 195-10.7 of the North j Andover Zoning Bylaw. The applicant proposes redevelopment of the property consisting of(i)the razing of all existing structures; (ii)the construction of a 167,933 SF industrial building that encompasses the Towns of North Andover(106,321 SF)and Middleton(61,612 SF); (iii)the construction of a new access drive (located in Middleton); (iv)the construction of all associated parking areas, stormwater management structures, shared septic system (located in Middleton), and utility installations; and(v)construction of a 14,303 SF outdoor storage yard (located in Middleton). The project is located within the Industrial 1 Zoning District. J. Enright: Civil, stormwater, zoning bylaw and traffic peer review are complete.NAFD site plan conunents have been addressed. Fire,Protection plans will be reviewed and approved as part of the construction drawings submitted with the building permit application. Water supply delivery agreement has not been established.A draft decision has been prepared for the Board's consideration conditioning water supply for both domestic and fire suppression be designed and approved by NA Fire,NA DPW,and Middleton Water Dept. prior to any land disturbance. Evidence of the approved design by all parties will steed to be provided to the Planning Department. It also states that the water supply design shown on the Plans referenced in the Decision is not likely the final design. If an agreement has not been achieved,the Applicant shall file for a Modification to Site Plan Review in accordance with Article8, 195-8.17 Revisions to approved site plans. Jill Mann,Mann &Mann PC: We continue to work with both towns to provide a connection regarding potable water; client is willing to provide an interconnection benefit to both communities.Reviewed site perspectives per Board's request. The site plans have been updated to reflect parking/curb stops, additional screening trees along property line adjacent to residential development,and the fence detail has been updated to reflect 8 ft. tall from ground up. J. Simons: Questioned whether abutters that live nearby have seen these plans and perspectives. Recommended that a condition is included that addresses the potential for additional screening by added, if necessary. 1 Town of'Nof th Andover PLANNING BOARD Gemina Wilkens Eitan Go1rlGerg, Clirrijr: n��, Christoplrej Koskojes, Petej•Boynton g� 6 John Simons Assoc. Seats I(evlahan Tttesrlay Septerttbej•19, 2023((D, 7 p.m., 120 Main Street Town Hall,North Andover,_MA_01845 J. Mann: Communicated that there was a discussion with abutters who attended early on and that they requested a fence,which has been added to the plan along with dense landscape plantings.No abutter has reached out since that change was made. J. Enright:No public comment has been received. E. Goldberg: Questioned whether the applicant was still before Boards in Middleton. Cautioned that if this is approved tonight,and Middleton requests changes to the plans there may be a need to return to this Board for a Modification. J. Mann: We close tomorrow night;the only change we made in Middleton are reflected on plans in front of you; added vehicle stops-wheel stops. The drive aisle change was a direct result from the Fire Dept. review. We took out a section of the building to allow for ladder track access; drive aisle is 400 ft. long. S. Kevlahan: If you consider drilling a well what side would it be on? J. Mann: We are still exploring that; septic is in Middleton and is private. This is something we will be returning to this Board for a minor Modification and will show you the proposed changes to the water supply. MOTION: P. Boynton made a motion to Close the public hearing for 0 Turnpike Street,Middleton Farms,LLC. S. Kevlahan seconded the motion. The vote was 4-0, unanimous in favor. MOTION: S. Kevlahan made a motion to approve the Site Plan Review, as amended,for 0 Turnpike Street, Middleton Farms,LLC. J. Simons seconded the motion. The vote was 4-0,unanimous in favor. DISCUSSION ITEMS 530 Tuz•npilce Street,Merrimack College: Presentation of a Parking Utilization Report,which was conditioned in the June 9,2022 Notice of Decision Site Plan Review Waiver for one year after issuance of a Certificate of Occupancy. Jeff Doggett, Exec, V.P. CFO, Merrimack College: Provided a parking report and update,which was conditioned in the June 2022 SPR Waiver. Renovation has provided needed academic space for the new home for the School of Engineering and Computational Sciences and relocated Dean's office. At building's busiest times we are at 50% utilization of the parking lot. Warrior shuttle runs between main campus and 510/530 Turnpike St. every 20 minutes and averages 34 passengers per day. Majority of students utilizing space live at Royal Crest reducing the number of students walking across Rte. 114 from main campus. Reviewed hourly parking count conducted this month. Parking is at its height with 50% utilization of the available parking on the busiest academic day. E. Goldberg: Is there any dining on this site? J. Doggett: Currently,we bring our food truck over. Temporarily, a jersey barrier may identify an area for students to sit and eat outside until it gets too cold. There is a renovation planned for 510 Turnpike which will provide a self-serve small room with chips,pre-made sandwiches, etc. E. Goldberg: Thanked Merrimack for reporting back to the Board after one year. NEW PUBLIC HEARINGS 315 Turnpike Street,Gre_ystar Development East LLC: Application for Limited Site Plan Review under Article 8, Part 3 Site Plan Review and Article 10 Administration Section 195-10.7 of the North Andover Zoning Bylaw. Applicant proposes construction, on Merrimack College campus, of a 77,600 SF building situated along Turnpike Street and a 62,000 SF building situated along Andover Street. Both buildings are comprised of academic and residential space for College use. The site is located in the Residential 3 zoning district. J. Enright: Town Meeting passed the Limited Site Plan Review bylaw last May. We recently received the Attorney General's Office approval of the zoning bylaw amendments as written. The Building Inspector has provided a written determination that the proposed use is protected by the Dover Amendment. LSPR is applied to Dover protected uses and does not require a special permit. The required information for the application is largely the 2 I Town of North Andover PLANNING BOARD Dian Goldberg, Chahi Gennnrr Wilkens Peter I3vyrrtort • $� � ;,�,� •� Cluisto plrer-Ifoskores, John Shnorrs Assoc. Sean Ke►llrrhan Tues(IaE September 19, 2023(ib, 70,m., 120 Main Street Town Hall,Nortlt Andover, MA 01845 same as Site Plan Review,The Planning Board can apply `reasonable regulations' for various criteria; relation of bulk structures, height, setbacks lot coverage,yard sizes, lot areas, physical layout of plan related to vehicle, and pedestrian safety and traffic,adequacy of parking and loading spaces,physical lighting, exterior lighting, protection of adjoining premises against seriously detrimental uses by provisions for surface water drainage, adequacy of methods of disposal of refuse and other wastes resulting from the uses permitted on site,adequacy of fire protection measures and sustainability and resiliency principles resulting in a plan that is responsive to the environment. Applicant has filed with Zoning for a height variance at their next meeting. Planning small file its Decision within 90 days of receipt of an application, unless time is extended in writing by agreement with the applicant and notice of the extension is filed with the Town Clerk. The application was filed with the Town Clerk on August 17,2023. The 90-day deadline is November 15, 2023. Stormwater peer review has begun and the first peer review letter was sent to the applicant on Monday September 11, 2023. J. Simons: Clarified the Applicant as Greystar Development LLC with Merrimack being the owner. J.J. Enright: Merrimack is leasing from Greystar for a certain time period and then will own the buildings. E. Goldberg: It falls tinder the Dover Amendment due to educational use. Jeff Doggett, Exec, V.P. CFO,Merrimack College: Offered a high-level presentation of the proposed project and will include more detail at following meetings. Presented 2021 Development Plan; new 2023 plan is condensed. This is a ground lease to an entity that the College has a financial vested interest in. The buildings are built with the developer's financing. At the end of 35 years the building reverts back to the College. This is multi-use residential with academic space on the first floor, 540 beds, IOK SF of academic space. Tine two buildings together are Just under 140K SF, 4-stories,with significant solar panels on rooftops. We presented this at a TRC meeting i July 12, and will start the formal process with Planning on October 3,2023;Zoning Board of Appeal height variance application will be heard October 10, 2023,running concurrently. Community meetings will be held with businesses, neighbors who previously voiced their opinion that dorms should occur on the corner of Merrimack College v. Royal Crest;will talk with Andover neighbors as well. These dorms address current needs on campus; we need to provide our students with affordable housing, rents at Royal Crest have increased 13-18%. The building along Rte. 114 is for freshmen. In the new plan, buildings are set back fi•om the road with a view of the church via an open walking path. Board: Requested information on how does this project overlay with proposed developments on Rte. 114, an understanding of where the current casements or takings can potentially happen with respect to the College property, how that affects the project and some architectural imagery that shows the sewer infrastructure. Additionally,would like to hear more about why the design is going from multiple buildings to fewer buildings with more mass;with the robust landscaping as drawn, it would be helpful to identify what trees are existing, versus what's being removed and what is to be planted, and to hear more about water and energy consumption. I Enright: No public comment has been received. Gerald Brecher, resident, 488 Pleasant St.: Voiced opinion regarding safety issues on Rte. 114. Students crossing this-main roadway remains very dangerous and is a serious public safety issue. A pedestrian bridge over Rte. 114 needs serious consideration. Suggested no permits be granted unless a walkway is considered over the major roadway. Stated our Boards should insist that Merrimack resolve this once and for all. E. Goldberg: MassDOT has thus far said no to this and it is a fair consideration. There is more to this and we don't have all the cards. P. Boynton: A pedestrian roadway was part of the previous discussion at Royal Crest. What we were presented with was very unhelpful. What we heard was why it couldn't be done. The Board brought to their attention a number of real world examples that could have been workable. 3 Town of North Andover PLANNING BOARD Getmna Wilkens Eitmr Golrlbefg, Chair L�h,� Christophei-Koskot•es, Petev Boynton Assoc. John Simms Semi Kevlahati Tuesday SeXtembeir 19, 2023 rr, 7 p.nt., 120 Maitt Stt-eet Town Hall,North AtTdover,MA 01845 J. Doggett: The college is the one who came forward with the idea of a footbridge over Rte. 114. We originally proposed it to MassDOT and their view was to not move forward with that. The College paid 50%of the fees for the crosswalk that you see today. Justin Dascoli,resident,Andover,MA: Voiced concern for storrnwater management particularly involving a problematic culvert that is apparently not owned by the Town of Andover in the Shawsheen area that causes flooding in several basements. Communicated that the Town of Andover is claiming that the residents own the culvert. Asked about the stormwater plans for this project in light of new campus development. rConfinued to the October 3, 2023 Planning Board meeting] Draft Planning Board Rules &Regulations: Continue discussion on draft Rules and Regulations. J. Enrigh : MEETING MINUTES: Approval of August 29,2023 meeting minutes. MOTION: P. Boynton made a motion to approve the August 29, 2023,Meeting minutes. S. Kevlahan seconded the motion. The vote was 4-0, unanimous in favor. ADJOURNMENT MOTION: S. Kevlahan made a motion to adjourn the meeting. The motion was seconded by J. Simons. The vote was 4-0,unanimous in favor. Meeting adjourned @ 8:I7 p.m. MEETING MATERIALS: Planning Board Meeting Agenda September 19,2023, DRAFT Planning Board Meeting Minutes August 29, 2023; Staff Report: 230919 Staff Report; 0 Turnpike St.,Middleton Farms,LLC: NAFD Comments: 230828 SPmnain33b_R3(FIRE&TRUCK ACCESS PATHS),230901 Response to FIRE DEPARTMENT comments,230905 NAFD Comments-final, Perspectives: 336 North Main St-perspective 1 ground,336 North Main St-perspective 1,336 North Main St-perspective 2 ground, 336 North Main St- perspective 2, 336 North Main St-perspective 3,336 North Main St-perspective 4, 336 North Main St-perspective 5 ground, 336 North Main St-perspective 5, 336 North Main St-perspective 6,Middleton neighbor,North Andover neighbor, off site tree buffer,Perspectives 9.2023,view driving cast,view driving west, Rev Plan: 230828 SPmain336_R3(SITEPLAN SET), Site Plan Peer Review: 230913 TEC Final_SPR& Swm Review##3, Stormwater Peer Review: 230901 Response to peer review STORMWATER_R2,Zoning Peer Review: 230901 Response to peer review ZONING_R2, 230913 TEC Final Zoning—Stormwater Review##3, 230919 Decision 0 Turnpike Street draft, 230828 Replacement Sheets 14, 15 &21 of 22; 189 Willow Street,Vincent Grasso: Continuance Request: 230823 Continuance to Oct. 3;315 Turnpike Street,Greystar Development East,LLC: Application: 230817 Merrimack College—Stormwater Management Report, 230818 Merrimack College— Application Limited Site Plan Review Narrative, 2307817 Merrimack College—Site Plans,Department Review: 230821 Health Comment,230910 DPW Operations Comments,260817 Conservation Comment, Presentation Material: 9.19.23 Merrimack College Corner Residential Development, Shawsheen Village Residents: 230919 GIS map J. Dascoli---Andover resident, Stormwater Peer Review: 230906_1"—SWPeerReview_Meri•imack College,230321 Part3 sitepinrev-dover; 530 Turnpike Street, Gre_ystar Development East,LLC: 9.19.23 510 Turnpike Parking Utilization Report MC East Campus;Draft Planning Board Rules &Regulations: 230405 NApbrulesandregs JE EG,230418 Letter to Planning Board re Rules and Regulations. 4