HomeMy WebLinkAbout2024-01-16 Planning Board Minutes Town of North Andover
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PLANNING BOARD
EiNn Gohlberg, Chair Gemina Wilkens
• � L�n, 6 Clrristophe►,Koslrores,
Peter Boynton •
Joh►r Simons - Assoc.
Sean Kevlahan
Tiles(lay Janrra► 16 20.24 r 7 .m. 120 Main Street- Town Hall North Andover MA 01845
1 Present/Planning Board: E. Goldberg, J. Simons(arrived at 7:05 pm),P. Boynton S. Kevlahan, G. Wilkens, C.
2 Koskores,Assoc.
3 Staff Present: J. Enright
4
5 E. Goldberg, Chairman: The Planning Board meeting for Tuesday,January 16,2024, was called to order at 7 p.m.
6
7 DISCUSSION ITEMS
8 419-435 Andover Street: follow-up regarding previous traffic monitoring report.
9 J.Enri>7ht: The March 16,2021 Site Plan Review approval conditioned a Drive-thru Lane Monitoring study for the proposed
10 Starbuck's,once a year for a two-year period beginning one year after the Certificate of Occupancy. On 11/21/23 Jeffi-ey
11 Dirk,VAT,presented the first report to this Board.Two follow up questions were answered,(1)no specials or promotions
12 were offered during the observation period,(2)Starbucks adds labor for promotions and launch periods based on historical
13 data to meet customer demand; as well as for peak business times.A second monitoring report will be presented to the Board
14 a year from now.
15
16 Master Plan Inn lenientntion Committee: Bi-annual ro ress report:
17 S.Kevlahan: Provided brief summary including overview of Land Use objectives,focusing on the MBTA Communities
18 zoning and ADU's. Recent survey that went out regarding ADU's received good response.Additionally,a grant hi the
19 amount of 1.24 million has been awarded to the town for infrastructure and sidewalks related to pedestrian walkability near
20 Butcher Boy&Mad Maggie's addressing transportation objectives.The MPIC requested input from the Planning Board as to
21 whether the Board would like the Committee to undertake an evaluation of the draft zoning against Master PIan priorities as it
22 has done in the past,
23 E. Croldberg: Planning is asking if the MBTA Communities zoning hits on various Master Plan points,housing,housing
24 production,etc.
25 Board: Agreed the evaluation should be conducted.
26
27 400 Great Pond Road Steeping Committee update
28 P.Boynton: On December 11,2023 the Steering Committee along with the consultant team presented its recommendation for
29 the property to the Select Board.Reviewed the presentation material and provided a brief summary of the 12/11/23 meeting.
30 The recommendation was to_procced with the removal and fill the foundation.There may be future funds available for a 3-
31 season pavilion to be added. If we do number 3 it doesn't preclude that and mkiiinal site improvements could eventually be
32 added;primarily spaces for parking alongside the driveway where 12 spots might be located to enhance visitation.
33 J. Simons: Consultant did a thorough job;committee was shocked by cost estimates.
34 P. Boynton: Considered moving the structure,being in the lake made it difficult. This resulted in vigorous discussions with
35 varying viewpoints ending in a unanimous vote.Three-car garage on the property is recent and may be utilized temporarily
36 for storage purposes.
37
38 CONTINUED PUBLIC HEARINGS
39 189 Willow Street Vincent J. Grasso: Continued until February 6,2024, Application for a Site Plan Review and
40 Corridor Development District 1 Special Permits under Article 8 Supplementary Regulations,Part 3 Site Plan Review,Article
41 16 Corridor Development District,and Article 10 Administration(195-10.7)of the North Andover Zoning Bylaw, The
42 Applicant proposes construction of a 6,777 SF single story building with 20 parking spaces, associated driveway,utilities and
43 associated improvements.The project is located within the Corridor Development District I (CDDI)Zoning District.
44
45 NEW PUBLIC HEARINGS:
46 350 Winthrop Avenue,DSM Real,Ine.: Application for a Site Plan Review Special Permit Modification under sections
47 195-8.17 Revisions to Approved Site Plans and 195-10.7 Special Permits of the North Andover Zoning Bylaw to perform
48 both building and site improvements to the North Andover Mall. The redevelopment program consists of renovating the
49 existing Kohl's tenant space to accommodate the relocation of Market Basket. The vacated Market Basket tenant space will
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Town of North Andover
PLANNING BOARD
Gamma Wilkens
Eitrrrr Goldberg, Chair €.,�b, Christopher1(oskot
Peter Boynton
John Simons Assoc.
Sears I(evlahan
Trresrlay January 16, 2024(r), 7 P.m., Main Street- Town Hall,North Andover,.MA 01845
50 be renovated to accommodate Kohl's and approximately 17,600 SF specialty retail shops.Additional improvements include
51 parking lot upgrades, unproved traffic circulation,increased landscape area,upgrades to existing stormwater management
52 system,and site lighting improvements. The property is located in the B-3,B-4&R-4 zoning districts.
53 Brian Dundon,PE,Rl O'Connell&Associates,Inc: Introduced the team.Parcel is approx.41.8 acres of developed retail with
54 1,011 parking spaces. Site has two access points.The south end of the property's curb cut acts as a full access at a traffic
55 signal control.At the northern end of the property there is an exit only driveway onto Winthrop Ave. Site is located within the
56 100-year flood zone.This flood zone represents 90%of the front parking lot areas while the buildings are outside of this area.
57 Wetland resource areas are located to the north side of the site.North and southern areas of the site are considered wet. A
58 perennial stream is located along the property frontage along Winthrop Ave flowing in a northerly direction underneath the
59 two access drives discharging to the Shawsheen River at the northwest corner of the property. Site is located within 3 zoning
60 districts:B-3,B-4&R-4. Kohl's was the largest tenant fit up;their lease is up hi 2024;they wish to downsize.Market Basket
61 wants to increase their presence on the property and move into Kohl's space.Vacated Market Basket space once renovated
62 will accommodate a 41K SF Kohl's building,and 17,600 SF specialty retail shops. Renovation of the existing Market Basket
63 space reduces building footprint by 9K SF by removing the front bump-out;access drive is pushed back.Eliminating the
64 bump-out on the front of the building is part of the site improvements, as well as reconfiguring parking,landscaped islands
65 and endcaps,upgrade the access drive at the signalized entry,909 parking spaces will be provided and pedestrian connectivity
66 will be created by extending the sidewalk on the south side of the driveway resulting in net reduction of 55K SF impervious
67 surface area. Lighting upgrades include energy efficient,LED,dark-sky compliant fixtures,no light spillage.Regrading to
68 occur in parking areas. Outlined proposed stormwater management upgrades on site,no new discharge points,increased
69 groundwater re-charge opportunities by converting paved area to landscaped area,reducing peak flows.Prepared a
70 Construction Pollution Prevention Plan managing stormwater runoff during construction. Updated O&M Plan is proposed
71 with new BMP's, inspection and maintenance.No stormwater illicit discharges from site.Predicts project will take nip to 2
72 years to fully complete.
73 P.Boynton:Asked whether new plans consider new MassDOT plans for stormwater;the storage plan proposed along one side
74 of Rte. 114.The location where the water goes in is separate from your property,but wonders where the water goes when it
75 heads downhill toward your property.Requested applicant follow up on this and sound mitigation measures.
76 B. Dundon: This property is independent of that;will report on this at the next meeting.
77 .lames Lamp,PE,LT Development,LLC,Owners ft.:Notification was received from MassDOT.Proposed storage is in the
78 upland area south of the signalized intersection. It will treat the water from the section they're proposing to work on and will
79 be discharged into the wetlands reducing flows;has no impact on this proposal;culverts are oversized. There is a"taking"
80 which will occur over the next year.
81 Erik Bednarek,P.L.A.,VHB:Reviewed robust landscaping enhancement plans including 4 central landscaped strips,20'
82 wide,that bypass through the parking lot, one with a pedestrian walkway. Described extensive,native planting types
. 83 providing screening,shading and year-round interest.Described stormwater features surrounded by native plant materials and
84 focus on main entrance upgrades with additional plantings including median strip.
85 Robert Nagi,PE,VHB:Reviewed parking and traffic/transportation impacts.Reduced building square footage results in
86 improved pedestrian access options off main roadway into the site, opportunities for pedestrian safe connections and
87 walkways don't exist today. Increased queue length doubles at main entrance to 6-7 vehicles. Snow removal and storage plan
88 is approved and away from wetlands.No net new loading docks;one dock to be reconfigured with slight angle to facilitate
89 trucks.Parking will be adequate,now 1,011 spaces which will be reduced to 909 spaces requiring parking reduction; zoning
90 requires 1,153 spaces which is well in excess of what is needed. Through observations,standard references,amount is
91 justified and comfortable.
92 E. Galdber : Questioned how much of the construction is considered exterior vs, interior.
93 J. Lamp:The facade of the Kohl's building will be refinished;we are peeling back the front of Market Basket 25-30 ft.
94 Propose new facades for KohI's,Market Basket and retail space.Roofs will be addressed where needed;no solar planned as
95 this is a steel roof. Construction will be a 2-year period.Kohl's vacates this spring;space will be reconstructed over 12-14
96 months for Market Basket,In 2025,the market space will be vacated and Kohl's renovation occurs for 10 months.Anticipates
97 completed renovations end of 2025.Entire parking lot is new with upgrades;likely done in 10 phases of repaving 2-3 bays at
98 a time.New store will have a"Markets CaW'with 20-30 seats for patrons,butcher shop,prepared foods and new bakery.
99 Compared it to recent Pawtucket Blvd.,Lowe]I,store renovation.
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Town o,f North Andover
PLANNING BOARD
Eitart Goldberg, Chair Genuna Wilkens
►R ,Peter.Boynton Christopher Koskores,
�� ` '•
John Simons Assoc.
Sean Kevlahan
Tuesday January 16 2024 7 r.nt, .1 O Main Street- Town Hall North Andover MA 01845
100 B.Dundon: Property is maximized;no opportunity to bank parking spaces for future use. Received stormwater peel`review
101 comments,which are minor in nature.
102 J. Enright:No public comment received via eanail this evening.
103 Gennadiy Etchin,abutter,629,W„ayez•Iy Road: Questioned whether large trucks will fit through drive aisle located behind the
104 building and turnaround space provided. Site is directly behind his home of 25 years. In 1998,this Board said deliveries
105 would not occur 9 pan.-7 a.m.;has been listening to trucks from 9 p.n.-7 a.m.ever since.Has incurred many sleepless
106 nights.Expressed concern for one way entry;trucks are forced to turn around and exit the same direction.Made numerous
107 complaints to Health Dept, and NAPD.
108 E. Goldberg: Stated that this cannot be a new issue for Market Basket and questioned how are these circumstances mitigated.
109 J.Lamp: We cover the docks;we are looking to do sound abatement inside that structure behind this property. Will make sure
110 with Operations there is a 7 pan.-9 a.m, delivery restriction.Dairy dock will not have a roof due to zoning setbacks;dock to
111 have a solid screen wall to the height of the building to reduce potential noise. Sound engineers are monitoring that area and
112 will report back. 'Truck movements will be the same. Market Basket trucks have no"beepers";trucks referenced are vendor
113 trucks that we have no control over. Delivery times will be addressed.
114 Ilya Etchin,son/abutter,629 Waverly Road: Trucks have difficulty backing into the bays;suggests a sound barrier be
115 considered to buffer noise to residents. Refrigerated trucks run all day long creating constant vibration. Complaints have been
116 ongoing for 30 years without being rectified. Trucks idle while in queue all day outside the homes. Londi's hash pick-up
117 occurs a 3-4-5 a.m.Health Dept.has been helpful, but after 25 years has no faith in relying our the town's protection. Spoken
118 to Town Manager, Selectman,Building Dept.,DER Three main concerns are night time operations,choke point for trucks,
119 and idling/noise.Asked if construction will operate through the evening for several months.
120 E.Goldberg.: Stated that the Board respects the current concerns as abutters to the project; cannot address past issues. We need
121 to hear the application in front of us. Our duty is to craft a solid decision going forward with specific conditions addressing
122 times of deliveries, address sound attenuation issues, etc,and following through on those requirements by including follow-up
123 evaluations.
124 J. Larnp:Believes hanging sound absorption at the dock area will be more effective than building a wall.Cominunicated that
125 typically,the compactors have exterior motors;now specifying interior motors.
126 E. Goldberg: The Board will hear more on stormwater,sound engineer results,address stormwater peer review,and review
127 final NAFD comments at our next meeting.
128 [Continued to the February 6,2024 Planning Board meeting]
129
130 DISCUSSION ITEMS(Cont'd.)
131 Potential zoning bylaw amendment articles
132 • MBTA Multi-Family Housing Overlay District:
133 J. Enright: Redline edits were incorporated and this draft warrant article has been sent to the state for pre-adoption review.
134 The state anticipates responding within 90 days.The draft has been forwarded to Town Counsel for review and legal opinion
135 regarding the quantum of vote.
136
137 (Peter Boynton recused himself from the meeting as Board member.)
138 • Citizen's Petition: James Worden,resident,84 Academy Rd.: Presented proposal to utilize the vacated cow barn
139 located at 56 Academy Road,previously utilized by Dana Adam(Adam Landscaping)for contractor's yard(largest
140 tenant of the property for 30 years). The property is located in the Residential 3 (R3)zoning district. Would like to
141 use the barn for storage, light tinkering&outfitting(low impact) of small,solar-powered boats within the barn's four
142 walls and parking for two cars.The proposed use would be much Iess impactfuul than the previous use.
143 E. Goldberg:This represents a zoning change to allow for light, industrial use with specific,unique criteria.
144 J. Worden:Exploring possibilities to continue smaller,defined use than pre-existing.Asking Board for ideas;time is short,
145. first hull is arriving late February.
146 P. Boynton:Acting as an advisor offered that under the abandonment for non-conforming use there's a 2-year period of time
147 where it could be resumed; former contractor's yard has been vacant a year.Activity prior to this was working on construction
148 vehicles;proposed use is similar-working on boats but with lower vnpact;no chemicals,noise, smells,smoke,not
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Town of North Andover
PLANNING BOARD
Eitrrn Goldberg, Chair Ge►►rnra Wilkens
g� '�• Clrristaplre► Ifoskores,
Peter Boynton
Jolt►r SimonsAssoc.
Sean Ifevlaha►r
Tuesday January 16 2024 7 .rn. 120 Main Street- Town Hall North Andover, MA 01845
149 "manufacturing"boats,only outfitting them post-fabrication. This could be the income the family needs after losing a
150 longstanding revenue source to preserve the barn space.
151 E.Goldberg: Suggested a determination as to whether the neighbors have any issues with this.
152 J. Simons: This is in an R3 District where most properties are%z to one acre;this lot is much larger.
153 S.Kevlahan: "Artisan studio"within the barn could apply here,opens ideas.
154 E. Goldberg:Next steps are to either(a)change the zoning table to create a zoning district allowing the use in R3,or(b)
155 suggest an Overlay District,which seems applicable.You'll need letters of support from neighbors,a zoning proposal stating
156 what the zoning would be and any restrictions in the form of a Citizen's Petition,this would require a zoning map amendment
157 as well,submit it to the Board and we either support or reject it.A Special Permit is advised;educational use might be
158 considered under the Dover amendment.
159 J. Enright:R3 is actually included with Rl,R2&R3 in the zoning bylaw. Potential Overlay District for Academy Rd.would
160 include other barns on Academy Rd.properties.Property is under the Olde Center Historical District;the properties are also
161 located within the Old Center Historic District.
162 P.Boynton: Summarized,this is potentially a zoning Overlay District with criteria,i.e.,"Historic Barn District';Special
163 Permit,with potential revenue source to allow property owners to maintain historic structures. Will meet with Old Center
164 Historic District. Communicated that the impetus for this has been working with McVa who publicly put out an RFP for a
165 solar ferry on the Merrimack River.We believe the historic Kittredge Farm could be the birth for solar powered passenger
166 vessels licensed by the U.S. Coast Guard operating on the Merrimack River,which is the location where the U.S.Coast Guard
167 was born.North Andover is in an interesting position to bring this history forward with innovative technology on the
168 Merrimack River.
169
170 (Peter Boynton rejoins the meeting as Board member.)
171 2024 Annual Town Meeting calendar
172 J. Enright:Reviewed the draft Annual Town Meeting calendar regarding dates for posting the required legal notice and
173 suggested public hearing dates. Citizen's Petition deadline is March 11,2024.
174
175 Establish subcommittee: To review existing permitted uses and potential new permitted uses for-various zoning districts.
176 E. Goldberg: Suggested to postpone this discussion to next meeting.
177
178 MEETING MINUTES: Approval of the December 19,2023 meeting minutes.
179 MOTION:P. Boynton made a motion to accept the December 19,2023 minutes. S.Kevlahan seconded the motion.The vote
180 was 5-0, unanimous in favor.
181
182 ADJOURNMENT
183 MOTION: P.Boynton made a motion to adjourn the meeting. The motion was seconded by J. Simons.The vote was 5-0,
184 unanimous in favor.Meeting adjourned a 8:53 p.m.
185
186 MEETfNG MATERIALS: Planning Board Meeting Agenda January 16,2024, DRAFT Planning Board Meeting Minutes
187 December 19,2023;Staff Report:240116 Staff Report; 189 Willow Street,Vincent Grasso: Continuance:231219 Cont to .
188 2.06.24;350 Winthrop Ave.,DSM Realty,Inc., Application:2023-12-08-Complete Site Plan Set,2023-12-08 Complete
189 Special Permit—Site Plan Review Permit Application,2023-12-08 Storrnwater Management Report,2023-12-13 Special
190 Permit Amendment-Site Plan Review Cover Letter,Presentation:240116 Planning Board Presentation,Previous Decisions:
191 19980209 Site Plan Review Special Permit Decision,20190321 Time Stamped Decision 350 Winthrop, Stormwater Review:
192 240116 HW_PeerReview_NorthAndoverMall;419-435 Andover Street: 231216 Starbucks traffic monitoring follow up;
193 Master Plan Implementation Committee: MPIC Bi-Annual Progress Report 1.24;400 Great Pond Road Steerin
194 Committee update: 231211 SB_400GreatPondRoad_Presentation;Potential zoning bylaw amendment articles: MBTA
195 Multi-Family HousingOverlay District:231220 MBTA Draft Multi-Family Housing OD;2024 Annual Town Meeting
196 calendar: ATM Zoning Amendment Calendar-Draft.
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