HomeMy WebLinkAbout2023-10-17 Planning Board Minutes Town of North Andover
PLANNING BOARD
Gemma Wilkens
Eitan Goldberg, ChairUrn, ClrristoplrerKoslrores,
Peter Boynton �•
John Simons Assoc.
Sean Kevlahan
Tuesday October 17 2023 A 7 pan., 120 Main Street Town Hall North Andover MA 01845
1 Present/Planning Board: E. Goldberg,J. Simons,P. Boynton S. Kevlahan, G. Wilkens, C.Koskores,Assoc.
2 Absent:
3 Staff Present: J.Enright
4
5 E. Goldberg, Chairman: The Planning Board meeting for Tuesday,October 17,2023,was called to order at 7 p.m.
6
7 ANR PLAN
8 922 Dale Street,Joseph McCarthy: This is a 5.2-acre lot;plan proposes to subdivide the lot.New lot is just over 2 acres
9 meeting the minimum zoning requirement leaving 3.2 acres on proposed Lot 1, Contiguous buildable area(CBA)is required
10 to be at least 75%of the minimum lot area,which is approximately 65K SF of the required 2-acre zone.The surveyor has
11 added 100%CBA to the ANR Plan. Based on the Mass GIS wetland layer it does not appear that there is 65K SF of upland.
12 The Building Commissioner interprets the zoning bylaw requirement to include the area of the wetland and buffer zone to that
13 wetland. Showed and estimated 100 ft buffer to the wetland and the wetland area that will be included in the CBA calculation.
14 Questions lot compliance with the zoning bylaw CBA requirement;the applicant would be making his own Lot non-
15 conforming which you cannot do. We need a wetland delineation. The applicant who could not attend this evening is being
16 replaced by the potential purchaser of the new lot(owner's son-in-law)who has questions for the Board.
17 Arthur Gonsalves,potential purchaser of proposed Lot 2: Questioned whether there are any historical measurements of what
18 the wetlands was with tine town or is that something that needs to be done contemporaneously with a subdivision.
19 J.Enright: The applicant is working with the Conservation department staff now for a partial demolition of the barn within
20 l00' of the wetland;a portion of those wetlands was delineated in 1999 and they're allowing lifm to use that plan for this
21 filing, I don't know of any plan depicting the entire wetland and the buffer zone to that wetland.
22 E. Goldberg:The plan is not accurate and does not meet the requirements, we cannot endorse it. Once we know where the
23 wetlands are; assuming they are close to what the GIS map is showing,there's not going to be enough upland to be a
24 conforming lot. Map it, figure out what you need for a variance,get the variance, then apply for an ANR.
25 J.J. Enright: There's no provision to withdraw;the Board has to deny or approve the ANR as the Board is required to act within
26 2I days from receipt of application(10/11/23),Board's next meeting(1 i/7/23) is beyond the deadline.This plan can be used
27 as a base to delineate the wetlands providing the surveyor is a wetlands scientist.
28 MOTION: J. Simons made a nnotion to deny this specific Form A for the reasons enumerated in this discussion. S. Kevlahan
29 seconded the motion.The vote was 5-0,unaninnous in favor.
30
31 CONTINUED PUBLIC HEARINGS
32 189 Willow Street,Vincent Grasso: (Continued to November 7,2023)Application for a Site Plan Review and Corridor
33 Development District I Special Permit under Article 8 Supplementary Regulations,Part 3 Site Plan Review,Article 16
34 Corridor Development District, and Article 10 Administration(195-10.7)of the North Andover Zoning Bylaw, The
35 Applicant proposes construction of a 7,776 SF multi-tenant professional/business office and personal service building along
36 with parking, landscaping and associated improvements.The project is located within the Corridor Development District 1
37 (CDD1)Zoning District.
38
39 315 Turnpike Street Gre star Development East LLC: Application for Limited Site Plan Review Linder Article 8, Part 3
40 Site Plan Review and Article 10 Administration Section 195-10.7 of the North Andover Zoning Bylaw. Applicant proposes
41 construction, on Merrimack College campus,of a 77,600 SF building situated along Turnpike Street and a 62,000 SF building
42 situated along Andover Street. Both buildings are comprised of academic and residential space for College use. Tine site is
43 located in the Residential 3 zoning district.
44 K Goldberg:Board briefly discussed college Site Visit 10/16/23 where building corners were staked off. Balloons indicated
45 height which was helpful to see the proximity of the buildings to the site, each other,the street, compare height of existing
46 trees to the balloons,visualize the amount of open space and view corridors. The exercise was very helpful and exti•eniely
47 well done.
48 Jeff Doggett,Exec.V.P. CFO,Merrimack College,resident 84 Johnson St.: Goal of this presentation is to respond to the
49 questions brought up at the last meeting. First item,is Mr. Boynton's question specific to where water&sewer goes and flow
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Town of North Andover
PLANNING BOARD
Eitan Goldberg, Chair r n, Gemina Wilkens
Peter Boynton Christopher Ifoskores,
Jolrrr Sirrtorrs
Assoc.
Sean Ifevlahan
Tuesday October 17, 2023 na, 7 p.m., 120 Main Street Town Hall,North Andover MA 01845
50 much North Andover water will be utilized as well as what buildings on campus on the North Andover side drew from the
51 North Andover system.
52 Jeff Koetteritz,P.E.,VHB&Chris Lovett,VHB: Based on FY22-23 annual water meter readings, listed 11 buildings served
53 by NA system.Merrimack consumption is 245,789 gallons daily/89,713,122 gallons annually.Forecasted consumption for the
54 proposed project is 39,501 gallons daily/14,417,865 gallons annually representing an 8%increase(includes 2x peaking
55 factor). Could not accurately recall the approx. %of water Merrimack College draws compared to the town's total draw.
56 P.Boynton: Requested this documentation;assuming minus Title 5,confirmed 8%is actual and 16%is doubling.
57 G. Wilkens: Confirmed that all fixtures to be used will be low flow.
58 J.Koetteritz: These numbers don't account for the use of low flow fixtures which adds conservatism to our numbers.
59 J Doggett: Provided response to the stormwater questions posed by the two Andover individuals living close to the
60 Shawsheen River addressing whether this project will generate more storrnwater that will go into the system and clarification
61 of a culvert under their properties;whether the direct line from campus goes to that culvert.This Board will see the exact
62 slides that were reviewed last Thursday with them.Prior to that meeting,they met with the DPW of Andover which provided
63 them with similar information.
64 J. Koetteritz: Provided a detailed review of previous and proposed Stormwater Management.Pre-Stormwater Management
65 and Pre-Stormwater Master Plan(1999 Conditions)show a large blue area(Main Campus)was tributary to the yellow mahi
66 line(closed culvert)running down Rock Ridge Rd, discharging at the southern portion of map to the west side of Ehn St.Red
67 area is portions of the west side of Ehn St.that flowed southwesterly into that same stream. Separate of those watersheds the
68 pink area drains north/northwesterly and heads southwesterly;all three eventually converge. Green arrows represent open
69 channels,intermittent streams;flowing southwesterly. A lot of the water running through this area was ponding tip on the
70 campus property causing the creation of the two detention basins. Plan addresses significant watershed area flowing from east
71 to west that was not being stored. It was ponding up through wetlands systems mid-campus and flowing down to High St.
72 with significant flooding from a higher elevation to a lower elevation. The outcome of this was the construction of 2 new
73 detention basins-the football field basin and the Elm St.basin to the west side of Elm St. Showed larger image of watershed
74 map noting previously unattenuated areas;significant capture and attenuation is now in place.Red areas depict displacement
75 to the Elm St.basin. The pink area(proposed project location)remains outside these watersheds that were draining to those
76 two basins. Showed paths of water travel to the Shawsheen River noting what drains across campus starts at Elm St.through
77 two separate channels moving southerly just south of the YMCA meeting up and continuing downstream.Area also includes
78 the Berry Brook watershed tributary to the culvert that crosses under High St. (Merrimack campus represents approx.25%of
79 that watershed area). In the 30's there was a diversion structure installed there that sent primary flows to the south via a 39"
80 culvert; if exceeded,it resulted in overflow to the west and north into an existing wetland system.Primary flow fionn the south
81 of that manhole is closed pipe heading south west of High St. opening into a small wetland before it crosses under the railroad
82 tracks,culverted under the tracks and discharges into the Shawsheen river.Andover Landing(location of 2 residents from
83 Andover)is southwest of this.The alternate path from the High St.regulating manhole, if capacity of the pipe to the south is
84 exceeded,flows split heading south. 'There is a sizeable wetland resource area collecting additional watershed.Presented
85 highlights of current conditions drainage with map overlayed on FEMA Flood Plain mapping designating areas for the 100
86 year&500 year flood events backing up fi-om the Shawsheen River;primacy route heading south and the overflow heading to
87 north and west. Showed enlargement of the Andover regulating manhole and drainage split.
88 J. Doggett:Addressed the question of whether there is a direct link between Merrimack College and Andover Landing's water
89 issues.There is a large watershed area feeding into one central place;Merrimack's side also involves Rte. 125 &Rte. 114
90 entering large open wetland areas and regularly water is not routed to the culvert on their property at all,yet routed into
91 another wetland area before it arrives at their properties.
92 E. Goidber :This is solid,historical,current data. What happens if this project is approved?
93 J.Koetteritz: Showed current condition of watershed area and closed drainage system;drainage leaves site in a pipe(DPI)
94 under Andover St.heads southwesterly discharging into a wetland resource area on the other side of the town Iine.
95 Northernmost crossing is a series of catch basins within Andover St.part of MassDOT's drainage system,middle crossing is a
96 headwall that ties into a trunk line that runs along the west side running south to north and then down DPI,third crossing
97 picks tip a portion of existing campus drainage toward the main entry that crosses Elam St. and then heads north.Proposed
98 project does not change any of the watershed boundaries. We'll be taking some water draining through the campus connection
99 and creating a fourth connection at the northernmost end supporting the new project overflow of the proposed development.
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Town of North Andover
PLANNING BOARD
Eitan Goldberg, Chair � Genttrta Wilkens
Peter'Boynton
�� Clrristoplrer Koslrores,
John Simons Assoc,
Sean Kevlahan
Tuesday October 17, 2023 a, 7 paii., 120 Main Street Town Hall, North Andover,MA 01845
100 Highlighted three proposed below grade stormwater systems allowing for attenuation obtaining a 4 CFS reduction. Increasing
101 impervious area;approx. 1.5 acres of impervious. Showed graphic examples of open-bottom subsurface infiltration systems.
102 J.Enright: Storfnwater peer review is complete and signed off on;one item was deferred to the Planning Board to weigh in on
103 as to whether or not to condition the item.
104 Rob Ackerman 13 Carisbrook St, resident Andover MA: 'There are two waterways;one gets diverted to the other if one is
105 overwhelmed.A lot is already feeding into the line in our neighborhood. Why are we diverting into something that is likely
106 overwhelmed already;is this an Andover decision?
107 J.Doggett: Yes.
108 D.Lovett: The divcrsion is to the south which was put in place in the 30's to help that situation,this shows everything going
109 north;the pipe is sized to take everything away from the initial path.
110 E. GE. Goldberg: The issue for us is what does this new project do to the current situation.You may need to ask Andover if they
111 need to do more.Your question makes sense.
112 P. Banton: What is coming from the college is a small percentage of what's coming from a much larger watershed.
113 Diane McKieranj Napier Rd.,resident,Andover, MA: Lives across from Rock Ridge Rd. The retention pond,built years
114 ago to correct watershed problems was fine,recently it's been flooding again. Requested over planning for stormwater
115 drainage,Emailed Merrimack and Town of Andover because there is a problem with Rock Ridge,the piping is too small.Tile
116 town of North Andover neglects Andover St. outside of Rte. 114;tried to find stormwater drainage and it appears there is
117 none. The new plan is for it run into the Andover and Elm St.existing drainage which consists of tine retention pond.If that's
118 the proposed plan, it's inadequate. With tine 3-4"storms occurring every other week,I encourage you to over plan for
119 stormwater drainage and be nnundful of residents downhill.
120 J.Koetteritz: Everything from this project site drains north,up Andover St, as part of the MassDOT drainage system and then
121 west outletting at that resource area avoiding Napier Rd. The detention basins near the football field(and the nearby berm)
122 overflows onto Rock Ridge Rd.
123 J.Doggett: Showed rendering including individualized rooftop mechanical units and solar panels.
124 Tom Lassey,Cube3 Architects: Verified whether gas or electric,these heat pump rooftop units won't change in size,
125 J.Doggett: Showed rendering of buildings alongside Rte. 114 illuminated at night. Addressed local building heights v.
126 proposed;height of buildings will vary slightly due to varying grades. Comprehensively,the buildings range from 45-50 ft.
127 (nnechanicals excluded). Sullivan Hall to property line is approx. 100-120 ft.;new buildings are 30 ft. to property line.
128 Attempted to calculate the FAR(gross floor area divided by the property area)in the adjacent district zones.The R5 districts
129 are .75,R3 districts have no FAR requirement,Business Districts are 1.5, and General Business have no FAR requirement.
130 FAR of proposed project is 0.79.
131 J. Simons: Questioned Nvhy you didn't extend this building into Andover.
132 J.Doggett: We want to take into consideration firtrrre growth. The more you take away from the path you wall off Collegiate
133 Church to the outside. We needed a construction staging area for where materials get dropped off. In looking at the potential
134 of a long-teem plan it became clear the fixture of that driveway entrance and what happens our that corner becomes significant
135 to the future and we didn't want to go firrther. Showed square footages of proposed open active spaces,building footprint area
136 (37,390 SF buildings 1 &2)v.non-building footprint area(139,810 SF). Showed building to property line depths and
137 buildings to existing curb and buildings to proposed MassDOT curb.
138 E. Goldberg: (Read resident Email 231006-D. Hartshorn into the record)"Resident,Foxhill Rd.,concerned adding 540
139 students adds traffic,creates a bottleneck at corner of Rte. 114 &Elm/Andover St.,school has not addressed issues related to
140 vandalism, using local addresses for Ubers and food deliveries,discarding trash,parking overnight,etc.Neighborhood group
141 attending Merrimack meeting 10/12/23 at 7 pan,(included letter mailed fi-oni College to residents).Urges town offices to
142 attend this meeting, Urges Board to take into account many considerations with regard to this project."
143 J. Doggett: There was about a dozen people at that meeting.Thought it was a pretty good meeting.Following a GPS from
144 Andover to campus is problematic directing drivers into Foxhill neighborhood. We are finding students for ease of confiusion
145 are giving out resident addresses then meeting the drivers. College is working with neighbors,Google,Apple, Wayz,etc. to
146 try to create a logarithm to iron this out;as of now this has been unsuccessful.
147 J. Shnons: Requested examples of images of other University buildings similar to this.
148 Melinda Perrone,65 Meadowood Rd.North Andover,MA:This is a busy intersection. Wondered what was being done for
149 noise reduction for the students within the building. Sees a lot of students walking down to Chipotle and other Turnpike St.
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Torn of North Andover
PLANNING BOARD
Eitan Goldberg, Ctair r Gennna Wilkens
Peter Boynton ICa •es,
Christopherskor
John Simons Assoc.
Sean lfevlahan
Tuesday October 17, 2023 a, 7 p.m., 120 Maid Street Town Hall,North Andover,MA 01845
150 restaurants; inquired as to where these students will dune on campus?Commented on the great emphasis on Christ the Teacher
151 Church. In 2008,when she moved to Town,there were lots of events sponsored by the college welcoming the public onto
152 campus.We then noticed the programs were eliminated;Merrimack sits within our whole community without interaction.
153 JJ.Doggett: Primary spaces to eat on campus are Monica's Kitchen in the Church,or in a dining hall central to campus. 1
154 would imagine students go out to restaurants on occasion.The Roger's Center which saw the most events and while we have
155 a vibrant arts program,the reality is those events you likely saw were third party groups that used that facility. We've been
156 told it doesn't have enough seats for them to continue to use it,therefore they've sought other locations. Over time,we've
157 been phased out of hosting them.
158 T.Lassey: These buildings will be heavily insulated from weather and sound. Buildings will have sound attenuating,triple
159 glazed windows,exterior insulation,batt insulation in the cavities, insulation related to floor structures,between walls. etc.
t60 Thermal insulation is two-fold.
161 D.McKieran: Reiterated to plan for stormwater runoff.Requested if someone has time to park on Napier Rd. at 3 p.m. any
162 weekday to observe traffic going toward North Andover that is restricted from getting onto Rte. 114 due to one lane.A wider
163 lane should be a North Andover fix so people can get onto Rte. 114.You see the MassDOT plan to Rte. 114 but Andover St.
164 is forgotten causing a traffic jam in my neighborhood at 3 p.m. There won't be much room depending on where these
165 buildings are located to fix this in the firtru•e.This is town line zoning so you are talking about a contrasting 4-story building
166 amongst two story homes.
167 J.Doggett:MassDOT is going through a redesign; we will include you in that meeting regarding your area so that you may
168 weigh in on that.Addressed parking improvements since 2019 and added parking spaces since original chart was shown.
169 Total of 426 spaces have been added;total parking supply is 2,307 spaces. Provided updates,peer review is complete,ZBA
170 meeting was held on 10/10/23,next meeting is 11/14/23 and MassDOT Highway Access Permit to follow local approvals.
171 J.Enright:No comments were received this evening.There is a shot clock on this application from date of filing on 8/14/23.
172 This Board needs to render a decision by l I/15/23 unless the applicants agree to an extension;suggests an extension.
173 E. Goldberg: Suggests putting this on the Agenda for the November V1 meeting; if there's nothing additional to present at that
174 time,the applicant may file for an extension and we can continue to 11/21/23.
175
176 DISCUSSION ITEMS
177 2024 Planning Board Meeting Calendar
178 MOTION: P. Boynton made a motion to approve the 2024 Planning Board meeting calendar.S.Kevlahan seconded the
179 motion. The vote was 5-0,unanimous in favor.
180
181 E. Goldberg: Tabled remaining discussions Lake Cochichewick Water Levels&Draft Planning Board Rules&Regulations to
182 the next Planning Board meeting 11/7123.
183
184 MEETING MINUTES: Approval of the September 19,2023 &October 3,2023 Planning Board meeting minutes.
185 MOTION: J. Simons made a motion to approve the September 19,2023 &October 3,2023 meeting minutes. P.Boynton
186 seconded the motion.The vote was 5-0,unanimous in favor.
187
188 ADJOURNMENT
189 MOTION: J. Simons made a motion to adjourn the meeting.The motion was seconded by S. Kevlahan. The vote was 5-0,
190 unanimous in favor.Meeting adjourned @ 8:22 p.m,
191
192 MEETING MATERIALS:Planning Board Meeting Agenda October 17,2023,DRAFT Planning Board Meeting Minutes
193 October 3,2023;Staff Repor#:231017 Staff Report;922 Dale Street,Joseph McCarthy:Department Review:231010
194 Conservation Comment,231013 Building Continent,231013 Conservation Comment,ANR Application,GIS wetland pic,
195 REVISE PLAN 10-9-23,REVISE PLAN 10-12-23;315 Turnpike,Greystar Development East LLC: Department Review:
196 231012 NAND Comment,Presentation:231012 Presentation for 10.17.23,Resident Comments:231006 Hartshorn Comment,
197 Letter from MC to abutting residents,Rev PIan Set:230918 Corner Development Project at Merrimack College--Site Plans-
198 Rev I, Stormwater Peer Review:231006 HW 2"1!SWPeerReview_MC,230321 Part3 sitephirev-dover;2024 Platmin
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Town of Nordi Andover
PLANNING BOARD
Eitan Goldberg, Chair LEO1 Genmm Wilkens
Peter Boynton �6 '. Christopher Koskores,
John Simons Assoc,
Sean Kevlahan
Tuesday October 17 2023 7 .m. 120 Main Street Town Hall North Andover,MA 01845
199 Board meeting calendar:2024 DRAFT PB Meeting Schedule,Lake Cochichewick Water Levels: ,Draft Planning Board
200 Rules&Regulations: 230405 NApbrulesandregs JE EG,230418 Letter to Planning Board re Rules and Regulations.
201
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