HomeMy WebLinkAbout2024-02-06 Planning Board Minutes Town of North Andover
PLANNING BOARD
Eitart Goldberg, Chair Gerrtrrta Wilkens
Peter Boynton Chi-istopher ICaskores,
Johit Simons Assoc.
Sean 1Cevlahan
Tuesday February 6, 2024 a, 7P.rtt., 120 plain_Street- Town Hall,North Artdoyer, MA 01845
Present/Planning Board: B. Goldberg,J. Simons,P.Boynton(remote), S. Kevlahan(remote), G. Wilkens, C.
Koskores,Assoc.
Absent:
Staff Present: J. Enright
E. Goldberg, Chairman: The Planning Board meeting for Tuesday, February 6, 2024,was called to order at 7 p.m.
(Audio experienced technical difficulties fi•om 7:00 p.m.to 7:20 p.m.; including a restart of meeting)
CONTINUED PUBLIC HEARINGS
189 Willow Sheet Vincent J. Grasso: Request for Continuance until March 12,2024.Application for a Site Plan
Review and Corridor Development District 1 Special Permits 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 6,777 SF single story building with 20 parking spaces,associated driveway,
utilities and associated improvements. The project is located within the Corridor Development District 1 (CDD1)Zoning
District.
350 Winthrop Avenue DSM Realty,Inc.: Application for a Site Plan Review Special Permit Modification under sections
195-8.17 Revisions to Approved Site Plans and 195-103 Special Permits of the North Andover Zoning Bylaw to perform
both building and site improvements to the North Andover Mall. The redevelopment program consists of renovating the
existing Kohl's tenant space to accommodate the relocation of Market Basket. The vacated Market Basket tenant space will
be renovated to accommodate Kohl's and approximately 17,600 SF specialty retail shops. Additional improvements include
parking lot upgrades, improved traffic circulation, increased landscape area,upgrades to existing storritwater management
system, and site lighting improvements. The property is located in the B-3,BA&R-4 zoning districts.
Brian Dundon,PE,RJ O'Connell&Associates,Inc.,James Lamp,PE,LT Development,LLC,Owner's Rep&Jeff
Fullerton,Intertech, Sound Consultant:Received peer review comments from HWG;the plan set and associated stormwater
management reports were revised to address comments and resubmitted to Planning,Conservation and Horsley Witten Group
(HWG).All stormwater management concerns have been addressed.NAND requested an addition and relocation of fire a
hydrant along tenant storefronts;plans were revised. Walk/Bike/Andover requested integrating bike racks,bike routes,and
pedestrian sidewalks;plans now incorporate bike racks at either side of Market Baskets entrances.Two interior sidewalks
connect from Rt,114 to tenant storefronts. Received email from Health Director regarding noise;similar to comments
received from the public at the January 16,2024 meeting;mitigating noise in the neighborhood.
James Lamp,PE LT Development:Provided follow up to comments regarding hours of operation and noise. 1998 approval
for the expansion of the old store reflected hours of operation, including behind the store activities i.e.,deliveries,sweeping,
compactor use. Contacted store manager,adnits"ball was dropped"over the years and admitted deliveries at off hours
occurred.Apologized and reminded all warehouses,contacted vendors,store management and maintenance personnel January
191"of the stipulated hours(7 a.m. -9 p.m.)of operation.Hopes this resulted in improvement since these conversations took
place,Provided abutter with store manager's name&phone number for future issues. Working with Intertech to study rear of
building i.e.,enclosed loading docks with sound absorption panels,dairy dock wall to be outfitted with sound absorption
panels and be higher than truck and compactor;dock and associated dumpster to receive one daily delivery, The two
compactors behind Kohl's,directly adjacent to the abutter have exterior motors;new motors to be placed inside the building
for noise reduction.New and existing rooftop units have barriers;units to be screened for acoustics and appearance and placed
to provide distance to abutter's property. Reviewed site elevation dimensions.Acoustic buffer wall at property line would not
be effective due to elevation of the homes which are 20+ft.above the height of Market Basket building,requiring a massive
wall and tree removal.New rooftop units to be more efficient;still exploring sound fi-oni rooftop units.
P. Boynton: Suggests conditioning what has been discussed and specifying site performance reviews in 6-month intervals
after project completion highlighting summer and winter.
E. Goldberg:Asked about the possibility of gated access to building after hours per the Health Director's suggestion.
J. Lam :Feasibility is complicated;gates restrict emergency vehicles. Signage will address idling;refrigeration trucks could
be turned off during winter. Site has been operating since 1968 as a commercial development; abutting homes were built in
1
Town of North Andover
PLANNING BOARD
Genrrrra Wilkens
Eitarr Goldberg, Chair . 5� LEn , Clrrr'stoplrerlCoskores,
Peter Boynton •
John Simons Assoc.
Sean I-evlalran _
Tuesday February 6, 2024 (a, 7 P.m., 1201M(du Street- Town Hall,North Andover, MA 01845
the`80's.Will work toward optimal solutions,no panacea here.Best option is communication between the store site operators
who manage these properties and the residences.Prefers to carry to the next hearing to discuss drainage response and other
items.
E. Goldberg: Expressed concern for long term adherence to hours of operation.Prefers to build in reviews for modification in
event that site plan is failing,electronic gates might prove to be an option down the road;emphasized need for ongoing
communication.No new comments received this evening.
P. Boynton:Agreed,site has been operating outside of bounds for a long time and warrants mindful care.
G. Wilkens: Walk/Bike/Andover comments weren't clear and may require more detailed accommodations.Requested detailed
plan for public corn€vent at next meeting.
E. Goldberg:Appreciates the sentiment from the organization; does not see this as being a popular bike destination; focus
should be on public transportation and pedestrian connectivity. Safety is of deepest concern with provisions for bicyclists.
J.Enright: Questioned whether there was an opportunity for a painted bike lane for people on site to follow fiom Rt. 114 to
the building.
B. Dundon: This was addressed in revised plans;integrated connectivity,accommodations for bikes,added bike racks in two
separate locations,and pedestrian connectivity via two sidewalk systems from Rt. 114 to the tenant storefront.Agreed to
review integrated bike lanes with traffic consultant.
S.Kevlahan:Are there proposed EV charging stations on site?
J.La€np: Confirmed area has been prepared for it;conduit provided with power from Winthrop Ave.;Market Basket relies on
vendors for this. Eight stalls are allocated for charging.
Gennadiy Etchin abutter 629 Waverly Rd.: Questioned pavement to rear of the shopping€nall to reduce vibrations and noise
and suggested buffer wall to reflect noise between the 50 ft. corridor between residence and plaza.Main concern is trucks and
operational noise.Thanked board member P.Boynton for his considerations.
Ilya Etchin,son/abutter 629 Waverly Rd.: The Board is hearing our concerns.Night time noise is of utmost concern. Satisfied
hours of operation are being addressed and periodic reviews will be included in the decision.First delivery/trash trucks of the
day today arrived at 6 a.m.;prefers 7 a.m. -9 p.m.be implemented and followed.
P. Boynton: Suggested site visit to view rear of building;Board supported doing this individually.
J.Lamp: All pavement onsite will be reclaimed, all new with curbing which will keep trucks within paved areas.Drainage
comes off the slope from Waverly Rd.DPW is aware of cleaning catch basins etc.; installing a French drain for better
drainage.
[Continued to the February 20,2024 Planning Board meeting]
DISCUSSION ITEMS
492 Sutton Street,Tango Hotel,LLC: Request for a Waiver of Site Plan Review to allow for construction of four
prefabricated buildings for a total of 24,690 SF. Two of the proposed hangars will be T-hangars,encompassing 13,730 SF
and providing storage for ten airplanes,and the other two proposed hangars will provide 10,960 SF of indoor maintenance
space. The proposed location is within the Industrial 2 zoning district.
E. Goldberg: First issue is of statutory construction. The bylaw is unclear whether you have the ability to request a waiver
when building new buildings. Issue is whether it qualifies for a waiver and if it's appropriate. Board received one opposing
comment.
J.Em•ight: Site Plan Review is tripped by construction of any building which contains more than 2K SF of gross floor area on
land within the Town or results in the requirement of 5 or more new parking spaces.Proposal is for approx.25K SF gross
floor area.Per the zoning bylaw:Part 3 Site Plan Review,Developments which require site plan review,C.(1): When,in the
opinion of the Planning Board the alteration or reconstruction of an existing structure,or new use,or change in use,will not
have a significant impact both within the site and in relation to adjacent properties and streets,on pedestrian and vehicular
traffic,public services and infrastructure,environmental,unique and historic resources,abutting properties and community
needs,the Planning Board may determine without a public hearing that submission of a site plan review application is not
required.The alteration or reconstruction of an existing structure;what's being proposed is four new structures.
J. Sinions: Questioned why this wouldn't be a site plan review.Project is not complex; likely only taking two meetings.
Board has heard several site plan review projects of this size at the airport.
2
Town of North Andover
PLANNING BOARD
Eitfrn Goldberg, Chair t Genrrnfr Wilkens
• �'M"' stop her 1�ilt er I�oslrores,
Peter Boynton `
John Simons Assoc.
Sean Kevlahan
Tuesday Febrnar, 6 2024 712.nr, 120 Main Street- Town Hall North Andover MA 01845
Donald Borenstein,AM.. for Applicant: Provided project preview. Proposal calls for four hangars;two of which are T-
hangars which allow for interior, individual garages for planes,Location is near Sutton St.One T-hangar would contain 6
slots;tine other would have 4 slots.
E. Goldberg:Asked if this applicant rents space from the airport,how lease works and who the owner is?
D.Borenstein: Team includes,principal/applicant-Mark Scott,Tango Hotel,LLC&Dennis Griecci,PE Andover Consultants.
City of Lawrence and Airport Board control airport property.Mr. Scott,has a commitment from the airport authority for land
lease for a piece of the ground.This is part of the municipal permitting process and there is an FAA process handled by the
airport.Mr. Scott operates Falcon Air providing maintenance services. His primary client is MedFlight Services operating out
of the airport;they are seeking additional maintenance services.Two maintenance hangars would primarily be used for this.
The T-hangars would hold 4 and 6 planes each. These buildings would displace outdoor storage of planes.This is not
designed to attract additional traffic to the airport but to allow existing traffic to have indoor storage and allow more space for
maintenance.The existing asphalt remains in place and the buildings are pre-fab steel. Pieces of the site plan process do not
apply to this;not changing impervious area,no drainage study is needed,no increase to impervious area,placing roofs on top
of existing asphalt.Using existing stormwater infrastructure;no new required. Landscaping is minimal;small lease plot.
E. Goldberg: The area has had drainage issues,prefers some sort of report be included.
J. Enright: Would ask that the Town Engineer peer review the stormwater management where it's being directed to existing
structures.Requested narrative be provided with site plan review application and that it includes any waiver requests.
J. Simons: The airport is valuable facility that is beneficial to our town, it would be interesting to know what is considered the
maximum capacity of the airport,what interesting economic activities are there that can be leveraged,and questioned whether
there is there an opportunity for high value manufacturing,
D. Borenstein: Plans to file by the end of February for the early April agenda.
(P.Boynton recused himself fi•onn the meeting 8:18 p.m.)
Potential Citizen Petition warrant article .James Worden: Historic Barn Overlay District.
James Worden, 84 Academy Rd.: Referenced current draft outline and letters of support from neighbors.
J. Simons: Deciding what the Overlay District includes is relevant.Encouraged petitioner to think more broadly of the scope,
perhaps including the Olde Center Historic District considering the permits required.
E. Goldberg: Zoning amendment language needs to be formatted,stating specific use, identifying area,referring to a neap,
describe allowed/restricted uses. Encouraged petitioner to meet to review with J. Enright.
E. Goldberg: Once finalized,submit it prior to 3/11/2024 (suggests early March)to allow for public hearings which need to be
noticed in the Tribune. If supported,this can be amended during tine public hearings.
(P. Boynton rejoined the meeting 8:4 10 p.m.)
Potential Andover Street/Elm Street lane addition update
J.Enright: Engineer for Merrimack College is working on options with the Rt. 114 Corridor team;when prepared to present
they will report back with their final concept to the Planning Board. This continues to be an important issue to the College.
Establish subcommittee: To review existing permitted uses and potential new permitted uses for various zoning districts.
J. Enright: During review of the draft MBTA Communities bylaw,introducing new uses such as artist's studio,
brewery/distillery/winery,coworking space,hotcYboutique inn,maker space,etc. it was noted that various existing zoning
districts should be reviewed to determine if it makes sense to include proposed uses and/or consider alternative ones.It was
suggested a subcommittee be formed to work on this effort. Suggests Staff Planner, Zach Melcher,lead the working group;J.
Simons, and E. Goldberg,expressed willingness to participate on the working group.
Melinda Perrone,resident,65 Meadowood Rd.: The two CDD development district along Turnpike Street appear to be mainly
wetlands. Has been working with DPW regarding trash and dumping near Mosquito Brook and the beautifinl, adjacent
wetlands along Rt. 114,noting the unfortunate potential for that to occur along the planned Shared Use Path.
J. Simons: Offred historical context as to how the town ended up with these districts after 10-15 years of discussion.These
were single-family homes situated along a major highway with small,shallow lots, close to the road with another residential
district across the way.Board struggled to find new set of commercial uses within the constraints,it's not a perfect solution,
3
Town of North Andover
PLANNING BOARD
Fitan Goldberg, Chair M. Gennna Wilkens
Clrrr'stoplaer Koslrores,
Peter Boynton •
Jolrrr Simons Assoc.
Sean Kevlahan
Tuesday February 6, 2024 a, 7 p.nt., 120 Main Street- Town Hall,North Andover, MA 0.1845
limiting the ability to do certain things.Tried to avoid every single lot becoming their own business with multiple curb cuts.
Board should revisit this to see if it worked and perhaps make modifications.Houses being reused for commercial purposes
was encouraged,which occurred.
E.Goldberg: Board has made changes to the CDD;setbacks and other requirements and been more forgiving of uses.The
point of the current subcommittee is not to change zoning districts,but to see what uses are appropriate and explore new uses.
MEETING MINUTES: Approval of the January 16,2024 meeting minutes.
MOTION: J. Simons made a motion to accept the minutes for January 16,2024.C. Koskores seconded the motion.Roll call
vote: C.Koskores voted yes.J. Simons voted yes.E. Goldberg voted yes. G. Wilkens voted yes. S.Kevlahan voted yes.P.
Boynton voted yes.The vote was 6-0,unanimous in favor.
ADJOURNMENT
MOTION:P.Boynton made a motion to adjourn the meeting. The motion was seconded by J. Shnons.Roll call vote: S.
Kevlahan voted yes.P.Boynton voted yes. C.Koskores voted yes. J. Simons voted yes. G.Wilkens voted yes E. Goldberg
voted yes.The vote was 6-0,unanimous in favor. Meeting adjourned cr 8:45 p.m.
MEETING MATERIALS:Planning Board Meeting Agenda February 6,2024,DRAFT Planning Board Meeting Minutes January 16,2024;
Staff Report:240206 Staff Report; 189 Willow Street:Continuance:240130 Con't Req to 3.12.24,350 Winthrop Street:Department
Review:240117 NAFD Comment,240130 Health Department Comment,Presentation:2024-02-06---Market Basket Roof Top Unit Plan&
Screen Detail,Rev Plans:2024-02-02—North Andover Mall Redevelopment Complete Set, Storrnwater Peer Review:Resp to HW:2024-
01-26—Stormwater Report Compiled,2024-02-02—North Andover Mall Redevelopment Complete Set,2024-02-02_Existing_Flood
Storage Mitigation,2024-02-02_Proposed Flood Storage Mitigation,2024-02-05—Letter to Jean Enright—Horsley Witten Peer Review
Letter,2024-02-05--Letter to Maxner--Conservation Project Review Comment of 1-2-2024,
240116 HW PeerReviewv NorthAndoverMall;WalkBikeAndover Comment:240202 WalkBikeAndover;492 Sutton St.,TangaMotel,
1,tLC:Application:Ex 1—Letter from Commission,Ex 2—Site Plan,Ex 3—Aerial View,Ex 4—Model Building Plans,Ex 5—Zoning
Map,Ex 6—Mapped Wetlands,Request for Waiver of SPR,Department Review:Conservation:240201 Conservation Comment,240205
Resp.to Conservation Comment,240206 Conservation Comment,Conservation wetland plan,240204 Building Inspector Comment,
Resident Comment:240205 Resident—Belmont Street Comment;Potential Citizen Petition warrant article Jarnes Warden:Draft
flaw outline:240206 DRAFT Hist.Barn Overlay District for Academy Road Citizens Petition,Resident Comment:240206 Resident
Comment—Maclaren,240206 Resident Comment—Wakeman,240206 Resident Comment-Stockdale.
4